4 June 2025 · Delegated - Principal Planner (Chris Balmer)
9, Beechwood Rise, Douglas, Isle Of Man, IM2 5ne
The proposal involves extending a two-storey detached house with integral garage in a suburban residential area by adding a first-floor bedroom with ensuite over the garage, a single-storey flat-roofed extension on the west side for an art room, home office and stairway, converting the garage to a kitchen with bay wind…
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The officer concluded the proposal accords with General Policy 2, Environment Policies 22 and 42, and Strategic Policies 3(b) and 5 of the IOM Strategic Plan, with no unacceptable adverse impacts on a…
General Policy 2
Requires consideration of visual impact, neighbour amenity, and highway safety. The officer assessed the proposal as compliant due to subordinate scale, matching materials, no unacceptable overlooking beyond locality norms, and improved access.
Environmental Policy 22
Prohibits development unacceptably harming environment or amenity via pollution/nuisance. Flue positioning ensures adequate smoke discharge; no evidence of harm, and planning does not duplicate other statutory emission controls.
Environment Policy 42 - character and need to adhere to local distinctiveness
Requires new development to reflect local character and identity. Extensions integrate with existing dwelling's form, proportions, and materials, not appearing obtrusive in the street scene of large detached dwellings.
Strategic Policy 3 - To respect the character of our towns and villages
Promotes use of local materials and character. Proposal uses materials reflecting current appearance (brick, render, matching tiles) in a modern 1980s suburb.
Spatial Policy 5
Assessed alongside EP42; extensions subordinate and setback, driveway works align with varied local accesses.
Transport Policy 7
Retains two parking spaces plus tandem capacity for four vehicles total, meeting standards despite garage loss.
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.
no significant negative impact upon highway safety, network functionality and/or parking
no objection
does not object to the proposal; no obvious risk of smoke nuisance identified, but applicant should consider mitigation measures
DEFA Environmental Health Unit has no objection to the proposal but strongly recommends considering factors to prevent potential smoke nuisance from the flue to neighbouring properties.
Key concern: risk of smoke nuisance to neighbouring premises from flue
DEFA Environmental Health
No ObjectionWe do not object to the proposal.; Please note this opinion is based on the plans provided for the planning application and available mapping tools, a site visit has not been carried out; We do not object to the proposal, but strongly recommend that the applicant have regard to the information provided above.; Building Regulations do not consider the potential impacts that the products of combustion from solid fuel appliances can have on neighbouring premises.
