1 November 2024 · Delegated - Principal Planner Chris Balmer
15, Hatfield Grove, Douglas, Isle Of Man, IM1 3he
The proposal at the mid-terrace house at 15 Hatfield Grove involved removing the existing mono-pitched single-storey rear extension and building a new pitched-roof two-storey extension: ground floor projecting 4.368m with width 2.936m for a kitchen, and first floor projecting 1.95m for a bathroom.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer assessed that the proposed two-storey rear extension would cause unacceptable overshadowing and overbearing impact on No.17 Hatfield Grove, a neighbouring property abutting the site.
General Policy 2
General Policy 2(g) requires proposals to provide satisfactory living conditions for occupiers of neighbouring properties with no undue harm to amenity. The officer found the extension causes overshadowing and overbearing impact on No.17, failing this test due to 45-degree breach and 5.8m height next to primary windows.
Strategic Policy 4
Strategic Policy 4(a) is materially relevant but not specifically tested in detail; assessment focused on other policies with no explicit failure noted.
Environment Policy 34
Environment Policy 34 relates to conservation areas; the proposal passes the statutory test under Town and Country Planning Act s18(4) as the lower ridge extension is typical for a Victorian terrace and preserves character.
Environment Policy 35
Environment Policy 35 supports ENV34; no negative impact on Conservation Area character identified.
Residential Design Guide Section 6
Section 6 addresses rear extensions' impact on light and overbearing effects, recommending projection limits and 45-degree compliance especially near boundaries in terraces. The proposal fails due to first floor breach on No.17's bedroom and overbearing height on kitchen window.
No interest; no significant negative impact on highway safety, network functionality and/or parking
No comments received
Neighbours from 13 and 17 Hatfield Grove object strongly to the proposal citing loss of light, overshadowing, privacy loss, and harm to the conservation area; Highway Services has no interest; Douglas City Council has no objections but requests bin storage conditions.
Key concern: loss of light and overshadowing to neighbouring properties
Highway Services HDC
No ObjectionHighway Services HDC has no interest (NHI) in: 24/91039/B
Douglas City Council
Conditional No ObjectionDouglas City Council has no objections.; The applicant must ensure that the development does not have a negative impact on any existing bin/recycling storage arrangements.
Conditions requested: The applicant must ensure that the development does not have a negative impact on any existing bin/recycling storage arrangements. Waste bins and recycling boxes must be kept within the curtilage of the property apart from on waste/recycling collection days. The bin/recycling storage arrangements must be to the satisfaction of the Council prior to any approval being granted.
13 Hatfield Grove
Objectionnone of the houses in this terraced row... have a second floor extension as proposed by 15HG and therefore the proposed second floor extension would not be in keeping with the area.; If a second-floor extension was to be erected at 15HG I would anticipate the overshadowing would affect the already limited light to my property from approximately 11am onwards thus significantly reducing the current sunlight.; I would like to object to the erection of the rear two storey extension on the basis of: Loss of light, Overshadowing/loss of outlook, Overlooking and loss of privacy, Effect on conservation area
17 Hatfield Grove
ObjectionLoss of light – if the 2 storey building is accepted, this would restrict the light into our property severely in our kitchen and dining/lounge area, and we both along with our extended family living in the property, feel that this would be detrimental to our health.; As a Conservation area, we also feel very strongly to the erection of a 2 storey building right next door.; We therefore as a family strongly comment to the request for the above planning application to be rejected.
