20 August 2024 · Delegated - Principal Planner (Chris Balmer)
15, Hatfield Grove, Douglas, Isle Of Man, IM1 3he
The proposal involved demolishing the existing mono-pitched single-storey rear extension on this mid-terrace Victorian house and replacing it with a pitched-roof two-storey extension, subordinate in width and ridge height to the main house.
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The officer assessed the proposal against neighbour amenity impacts in the context of narrow terraced plots where existing single-storey extensions and boundary walls already cause overshadowing and o…
General Policy 2
GP2 (g) requires protection of amenity of neighbouring properties. The proposal fails as the two-storey extension worsens existing overshadowing and overbearing impact on No.17 Hatfield Grove, with the added first storey failing the 45-degree rule from its primary window and increasing height to 5.8m adjacent.
Strategic Policy 4
Requires development to respect and enhance local character. Assessed in Conservation Area context; proposal passes statutory test by preserving character as subordinate and typical for Victorian terrace rear extensions.
Environment Policy 34
Relates to Conservation Areas. Proposal preserves character of Woodbourne Road Conservation Area with lower ridge and typical appearance, passing statutory test under s.18(4) Town and Country Planning Act.
Environment Policy 35
Supports development in Conservation Areas that preserves or enhances character. No negative impact identified on area character.
Residential Design Guide 2021
Sections 4.6 (Rear Extensions), 5 (Architectural Details), 7 (Impact on Neighbours), specifically 7.2.3 and 7.3-7.4. Fails due to overbearing/overshadowing on No.17 (45-degree rule breach for primary room); additional shadowing unacceptable despite south-facing orientation.
no objection
does not oppose this application; no significant negative impact on highway safety, network functionality and/or parking
extension is subordinate to the main dwelling and a common style for a Victorian house; height increase would not lead to unacceptable overshadowing due to south-facing rear elevation; no impact on No.13 or No.19; no overlooking
Neighbours from 13, 17, and 19 Hatfield Grove object to the application due to loss of light, overshadowing, privacy loss, and conservation area impacts; Highway Services and Douglas Borough Council have no objections.
Key concern: Loss of light and overshadowing affecting health and mental wellbeing
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
17 Hatfield Grove
Objectionwe would like to express our deepest concerns; this would restrict the light into our property severely; this would invade our space; The planning application will also cause overshadowing and we would be overlooked which would have an overbearing impact; strongly comment to the request for the above planning application to be rejected
13 Hatfield Grove
ObjectionI would like to object to the erection of the rear two storey extension; a 2-storey extension would impact the light to my property adversely effecting my wellbeing/mental health and privacy; Acceptance of this application could result in more applications being submitted to the detriment of this conservation area
19 Hatfield Grove
ObjectionThe extension would overlook neighbouring properties in Hatfield Grove and Wesley Terrace, compromising privacy. Also it would put some properties in the shade; I hope after due consideration the Planning Committee will reject the application.
