16 March 2021 · Delegated - Head of Development Management (Stephen Butler)
16, Selborne Road, Douglas, Isle Of Man, IM1 4bu
The proposal involves demolishing existing rear extensions and building a new two-storey rear extension (with pitched roof part matching existing and flat roof part set back 0.5m) and a single-storey rear extension projecting 7.15m, plus replacing the front door, relocating the garage door, adding solar panels on a car…
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The officer assessed the proposal against key policies including General Policy 2, Environment Policy 35, Strategic Policy 5, Environment Policy 23, and the Residential Design Guide, finding it compli…
General Policy 2
Requires development to respect site/surroundings in siting, scale, design; not adversely affect character, amenity, road safety, or energy use. Officer found proposal compliant post-amendments, with neutral visual impacts, acceptable neighbour amenity, no highway issues, and ASHP promoting energy reduction.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Revised extensions maintain terrace rhythm; single-storey not publicly visible (neutral); front door/solar/ASHP neutral, with conditions protecting features like moulding.
Spatial Policy 5
New development should positively contribute to Island environment. ASHP and solar panels encourage energy efficiency, positively contributing despite minor noise, as benefits outweigh impacts.
Environment Policy 23
Requires consideration of adverse impacts on neighbours from alterations. Noise assessment showed ASHP at 41.2dB (below 42dB limit) at nearest habitable window; no overlooking/overbearing due to distances/windows.
Environment Policy 4
Judges renewable energy against environmental policies. ASHP supported for efficiency despite non-compliance with permitted development spacing, as noise acceptable per MCS standards.
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 alteration to decorative moulding
No approval is hereby given for the removal or alteration of the decorative moulding above the front door. Reason: In the interest of preserving the character of the Conservation Area.
Front door details approval
Prior to the installation of the replacement front door hereby approved details of the proposed door and any alterations to the existing frame to accommodate the new door, shall be submitted to and approved in writing by the Department. The new door and any works to the frame shall only be undertaken in accordance with the approved details and retained as such thereafter. Reason: The plans show a new front door but no detail on any amendments to the frame to accommodate it, and so the details are required in the interests of the character of the Conservation Area.
Specific ASHP model
The only model of the Air Source Heat Pump that may be installed is the EcoAir 510M. Reason: To ensure the development is implemented according to the plan submitted and in the interest of protecting amenities of neighbouring property.
ASHP installation and maintenance
The Air Source Heat Pump must be installed according to the plans and supporting information and must be maintained as such thereafter. Reason: To ensure the development is implemented according to the plan submitted and in the interest of protecting amenities of neighbouring property.
no objection
does not object
amended design addressed concerns
Highways and Douglas Borough Council raised no objections to the proposals, while the Principal Registered Buildings Officer expressed concerns about the impact on the Selborne Drive Conservation Area due to the non-traditional form and massing of the replacement return wing.
Key concern: proposed new return wing due to its scale form and massing will fail to preserve or enhance the character or appearance of the conservation area
Principal Registered Buildings Officer
ObjectionThe proposed replacement return wing is not in a traditional form as it will span across the rear of the property fully and it will also have a crown roof, which is not traditional.; I have concerns that the proposed new return wing due to its scale from and massing will fail to preserve or enhance the character or appearance of the conservation area and I would advise that options to reduce this impact are explored further.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Highway Services
Conditional No ObjectionThe proposal is acceptable in highway terms; The garaging should be retained for its stated purpose.; Accordingly, Highway Services raise no opposition subject to conditions for access and garaging to accord with the submitted drawings, and the retention of the garage. An advisory should apply for any necessary highway agreement and licences.; Recommendation: DNOC.
Conditions requested: access and garaging to accord with the submitted drawings; retention of the garage; advisory for any necessary highway agreement and licences
Highway Services
No CommentHighway Services note the revisions. We make no further comment to our response dated 5 November 2020.
