5 August 2024 · Delegated - Principal Planner (Jason Singleton)
8, Somerset Road, Douglas, Isle Of Man, IM2 5ad
The proposal involves extending an existing attached outbuilding at the rear of a mid-terraced dwellinghouse by demolishing its roof, increasing the ridge height from 2.5m to 3.7m and eaves to 2.5m, extending the side elevation out by 0.9m with new windows and a door replacement, and matching existing materials.
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The officer assessed the proposal against policies requiring preservation or enhancement of Conservation Area character, giving special attention per Section 18(4) of the Town and Country Planning Act…
General Policy 2
Requires development to respect site and surroundings in scale, form, design, not adversely affect townscape character or local amenity. Officer found proposal's scale, position, design and materials compliant as it blends in mixed rear streetscene without harm to Conservation Area or neighbours.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character, protecting special features. Proposal preserves character as visible extension elements match host building and fit varied rear alterations; demolition concealed by boundary wall.
Environment Policy 34
Prefers traditional materials in alterations/extensions of pre-1920 buildings. Matching colour/texture materials to existing building satisfied this, ensuring no harm to character.
Environment Policy 4
Protects wildlife, including bats. Condition requires demolition outside hibernation period (1 Oct-31 Mar) with pre-work checks, stopping work if bats/evidence found.
Strategic Policy 3 - To respect the character of our towns and villages
Focuses on visual design and impact on locality character. Assessed as acceptable given mixed rear designs.
Environment Policy 42
Visual design impact on locality. Proposal's design fits without harm.
Strategic Policy 4
Protect/enhance fabric and setting of Conservation Area buildings. Extension preserves setting.
Environment Policy 22
No unacceptable harm to amenity via pollution, noise etc. No issues identified.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Bat hibernation period
Demolition of the roof of the outbuilding must not be undertaken outside of the bat hibernation period and so should not take place between the 1st of October and the 31st of March in any year. The applicant must make sure that checks for bats are made around the building prior to any work taking place. Should bats, or evidence of bats such as staining or bat droppings be found then any other work that has commenced must stop and advice be obtained from the Ecosystem Policy Team on 01624 651577 or the Manx Bat Group Helpline 07624 366177. Reason: To accord with Environment Policy 4 of the Isle of Man Strategic Plan.
Materials approval
The external materials and finishes of the extension shall match colour and texture of those on the existing building. Reason: In the interests of the character and appearance of the site and surrounding area in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.
No objection but kindly request that the applicant contacts the Council's waste management team regarding the location of waste bins. Bins are not permitted to be stored on a public highway apart from when being put out for collection.
Highway Services HDC has no interest in the application, while Douglas Borough Council has no objections but requests the applicant contact their waste management team to ensure bins are stored within the property curtilage.
Highway Services HDC
No CommentHighway Services HDC has no interest (NHI) in: 24/00542/B
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.; Although the Council is not objecting to this application we would kindly request that the applicant contacts the Council’s waste management team.
Conditions requested: The proposed extension should not prevent the waste bins from being stored within the curtilage of the property as no bins will be permitted to be stored on a public highway apart from when being put out for collection, after which they should be removed from the highway and stored with the curtilage of the property.
