9 January 2025 · Delegated - Head of Development Management (Stephen Butler)
16, Second Avenue, Douglas, Isle Of Man, IM2 6aw
The proposal involves extending a detached dormer bungalow with a 9.6m wide by 3.4m deep single storey flat-roofed rear extension, adding two 2.7m wide front dormers and a 5.7m wide rear dormer all clad in zinc or lead, re-cladding the existing front dormer, replacing roof tiles with grey/black concrete tiles, installi…
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 proposals would not detrimentally impact the character of the dwelling or locality, conforming to General Policy 2, Strategic Policy 3(b), and Environment Policy 42, as t…
General Policy 2
Requires development to respect character, amenity, highway safety, and avoid unacceptable impacts. Officer found proposal compliant as dormers subordinate, materials modernising without harm, no overlooking or highway issues.
Strategic Policy 3 - To respect the character of our towns and villages
Safeguards character of towns/villages. Proposal fits varied street scene of mixed property types and dormer bungalows; rear extension screened by topography and landscaping.
Environment Policy 42 - character and need to adhere to local distinctiveness
Adhere to local distinctiveness. Alterations modernise dwelling fitting diverse architectural context; zinc/lead cladding and concrete tiles integrate with existing fabric.
Transport Policy 7
Parking provisions. No access changes; DOI Highways no objections, satisfying requirements.
Environment Policy 4
Protects biodiversity and protected species. Bird strike risk mitigated by balustrade removal; no habitat loss.
Environment Policy 5 - Mitigation against damage to or loss of habitats
Mitigation against habitat damage/loss. Development distant from mature landscaping forming congruent unit with registered trees.
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
Prior to the installation of external finishes and materials, a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, 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: In the interests of the character and appearance of the site and surrounding area.
Approved plans and no rear dormer access
The development hereby approved shall be carried out strictly in accordance with Drawing No. 1822 04 P 01 Rev B: Plans, Elevations and Section as Proposed, Received 19 December 2024. No access shall be created from the rear dormer to the flat roof of the rear extension. Reason: for the avoidance of doubt and in the interests of proper planning.
no interest
no objections
Manx Wildlife Trust raised concerns about bird strike risk from the glass balustrade and recommended a condition for mitigation details; Highway Services, Douglas Borough Council have no objections; neighbouring residents object to privacy loss from overlooking.
Key concern: bird strike risk to protected species from glass balustrade
Manx Wildlife Trust
Conditional No ObjectionGlass balustrades are known to result in a significant number of bird strikes, including specially protected species typical of gardens including House Sparrow Passer domesticus.; House Sparrow specifically are a species of conservation concern and are therefore listed as a Schedule 1 specially-protected bird, which is a material planning consideration under Environment Policy 4 of the Strategic Plan.; The application should demonstrate what bird strike mitigation measures are included, noting that alternatives to glazing, or all-opaque glazing provides the best form of bird strike mitigation.
Conditions requested: Prior to the commencement of the development hereby approved, details shall be submitted to, and approved in writing by the Department which set out details of the type of glass or barrier to be used. Reason: to ensure that the details are appropriate to reduce the risk of bird strike.
Highway Services HDC
No ObjectionHighway Services HDC has no interest (NHI) in: 24/91131/B
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Resident at 17 Third Avenue
ObjectionThese first floor large windows, new dormer windows and new roof terrace will totally overlook our entire back garden, patio, and into first and ground floor windows.; We would also wish to see little disruption to the wildlife habitat of the small woodland adjoining both properties as currently we have many species of garden and woodland birds, bats and common frogs adding to the biodiversity of area.
Resident at 18 Second Avenue
ObjectionWe are concerned that the proposed roof terrace will infringe upon our privacy and , as such, we object to it's construction.; We are however supportive of all other aspects of this planning application and welcome the introduction of the modern features and materials to the area.
