7 April 2025 · Delegated - Principal Planner (Jason Singleton)
15, Third Avenue, Douglas, Isle Of Man, IM2 6al
The proposal involves a single storey side extension (4.4m wide front, 3.8m rear, 8.3m long, 3.3m ridge height) to create a garage, conversion of the existing garage to kitchen/dining, loft conversion with new roof lights and gable windows, full external remodelling with white horizontal clapperboard cladding, natural …
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The proposal was approved because it complies with General Policy 2, Strategic Policies 1, 2, 3(b), and 5, Environment Policy 42, Transport Policies 6 and 7 of the IOM Strategic Plan 2016, and Residen…
General Policy 2
Requires development to respect amenity, character, design, and highway safety. Officer assessed the revised extension's reduced scale and setbacks ensure no harm to neighbours or street character, with design upgrades enhancing visual appeal in a varied context.
Strategic Policy 1
Efficient use of land and resources. Proposal reuses existing curtilage for extension and garage conversion without site level changes or tree removal, fitting residential area.
Strategic Policy 2 - Priority for new development to identified towns and villages
Assessed as compliant in overall reasoning for efficient land use in predominantly residential area.
Strategic Policy 3 - To respect the character of our towns and villages
Safeguard character of towns. Varied street scene with mixed materials and designs accommodates modern remodelling without incongruity.
Spatial Policy 5
Design and visual impact. Key features like cladding, slate roof, and fenestration positively contribute to local character per Area Plan principles.
Environment Policy 42 - character and need to adhere to local distinctiveness
Adhere to local distinctiveness. Proposal aligns with diverse architectural mix in Douglas cul-de-sac.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Highway considerations. No objections from DOI Highway.
Transport Policy 7
Parking provisions met with garage plus three spaces, improved manoeuvring.
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.
Materials approval
Within three months to the installation of external finishes and materials, details of all external finishes, including the manufacturer's details, specification and colour of all the materials/roof/wall/windows/doors/garage doors/rainwater goods to be used in the external finish for the approved development shall be submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and retained thereafter. Reason: To ensure that the development is carried out to the highest standards of materials, in the interests of the appearance of the development and the visual amenities of the area.
Landscaping scheme
Notwithstanding the details that have been submitted, a detailed landscaping plan shall be submitted to the Department in writing to be agreed within three months of this approval. The landscape plan shall include details of hard surfacing materials, planting plans (at a scale not less than 1:100), written specification of planting and cultivation works to be undertaken and schedules of plants, noting species, plant sizes and proposed numbers / densities and a programme for the implementation, completion and subsequent management of the proposed landscaping. Any proposed planting should be in accordance with details contained within a Planting Palette provided as part of the plan. The hard surfacing details shall include details of planters and samples showing the texture and colour of the materials to be used. The development shall be carried out in accordance with the approved scheme and shall be retained as such thereafter. Reason: To ensure that the development achieves a high standard of design, layout and amenity and makes provision for hard and soft landscaping which contributes to the creation of a high-quality environment.
Garage and parking provision
The garage, car parking, and manoeuvring areas shall be provided strictly in accordance with the details shown on Drawing No. 223-P9002 Rev 05. These areas shall not be used for any purpose other than for parking of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: In the interest of Highway Safety.
no interest
advised compliance with surface water runoff rules and Highway Act, no objection stated
no objections
Highway Services HDC has no interest in the application; Douglas City Council has no objections; Highway Drainage recommends compliance with drainage requirements to prevent surface water runoff onto the highway.
Key concern: No site levels indicating falls
Highway Services HDC
No CommentHighway Services HDC has no interest (NHI) in: 24/91063/B
Douglas City Council
No ObjectionDouglas City Council has no objections.; 24/91063/B Single storey side extension to create garage, loft conversion and internal layout changes. External remodelling and associated landscaping 15 Third Avenue Douglas Isle Of Man IM2 6AL
Highway Drainage
Conditional No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.; There are no site levels indicating falls. The applicant should be aware of and demonstrate compliance with the attached clause.
Conditions requested: The applicant should be aware of and demonstrate compliance with the attached clause
