15 April 2025 · Delegated - Principal Planner (Jason Singleton)
Garage 2 Rear Of Reayrt Ny Baie Complex, Albert Terrace, Douglas, Isle Of Man, IM1 3lq
The proposal involved renovating a derelict single-storey garage by adding a first floor extension with a dual pitch blue/grey slate roof, dark grey/black cedaral weatherboard cladding, ground floor WC and store, rooflights, patio doors, and a new metal roller shutter door, increasing ridge height from 3.8m to 6.4m.
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The officer determined that the proposal would harm the character of the locality by introducing a prominent obtrusion into the open courtyard-style space between higher surrounding buildings, reducin…
Strategic Policy 4
Requires protection or enhancement of Conservation Area settings and urban landscape quality. Officer assessed the proposal's height increase as harming the open space in the locality abutting Windsor Road Conservation Area, neither protecting nor enhancing it, with no public gain to outweigh harm; special attention per s18(4) TCPA 1999 applied.
General Policy 2
Requires development to respect site/surroundings in scale/form (b), not adversely affect townscape character (c), not harm local amenity/character (g), provide services (j), and consider safety/security (m). Proposal failed due to obtrusive scale reducing open space, overbearing/overlooking impacts, unclear services for WC, and reduced surveillance; specific sub-clauses (b)(c)(g)(m)(d)(j) breached.
Environment Policy 3
Protects wildlife/habitats. Proposal lacked ecology assessment or mitigation for derelict site's vegetation (brambles, potential foraging/nesting) and adjacent overhanging trees, failing to address prior concerns or provide biodiversity gain.
Environment Policy 4
Prohibits harm to protected species/habitats. No assessment provided despite potential for birds/invertebrates; mitigation like swift boxes not included.
Environment Policy 5
Requires mitigation/new habitats where harm unavoidable. Proposal offered none for vegetation/habitat impacts.
Community Policy 7
Design to prevent crime/anti-social behaviour. Height would block natural surveillance across open car park, harming safety.
No objection
No objection provided that the development does not impede existing bin and recycling storage arrangements
No objection provided that the development does not impede existing bin and recycling storage arrangements
Highway Services and Douglas City Council have no objections to application 24/91163/B, with Douglas Council requesting protection of bin storage; two neighbour representations raise objections over privacy, light loss, and other impacts.
Key concern: loss of privacy and natural light to neighbouring properties
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 City Council
Conditional No ObjectionThe Council has no objection to this application subject to there being no detrimental impact upon the existing bin and recycling storage arrangements
Conditions requested: no detrimental impact upon the existing bin and recycling storage arrangements. Any bins must still be stored within the curtilage of the building apart from on bin and recycling collection days when they can be stored outside of the property for collection purposes
Resident at 10 Auckland Grove
Objectionthe proposed development would have significant adverse effects on my property and the surrounding area; Reduced levels of natural light can have a severe impact on mental health and wellbeing; the applicants have yet again denied the existence of any trees within 15 metres whereas there are several
Resident at 3 Windsor Court
Objectionthe first floor extension will make me loss of my privacy because of it will be facing my bedroom and bathroom window; This first floor will also blocking my view from the window
