21 January 2021 · Delegated - Principal Planner (Chris Balmer)
13, Farmhill Gardens, Douglas, Isle Of Man, IM2 2eg
The proposal involves adding a first floor extension on top of the existing pitched roof garage attached to the south elevation of a two-storey detached dwelling, matching the floor area of the garage below, with a lower pitched roof, rooflights on the front, and a French door with a fake balcony on the rear.
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The officer assessed the proposal against General Policy 2 of the Strategic Plan, which requires development to respect the site and surroundings in terms of siting, layout, scale, form, design, and n…
General Policy 2
Requires development to respect site/surroundings in siting, layout, scale, form, design; not adversely affect landscape/townscape character or local amenities. Officer assessed extension as subordinate (lower roof), matching style, no overlooking at 38m rear distance or side due to no reciprocal windows, retaining parking, thus compliant.
Transport Policy 7
Requires parking per current standards (Appendix 7.6: 2 spaces/unit, one in curtilage behind frontage). Proposal retains existing garage space, meeting standard with no loss.
Residential Design Guidance 3.2 Potential Visual Impact of an Extension upon the Existing House
Extensions should appear subordinate, with ridge height lower than main building. Extension roof lower than main house ridge, similar style.
Section 4.4 Extension to Side Elevation (RDG 2019)
Considers street scene, dwelling appearance, neighbour amenity via location/size/style; detached dwellings avoid terraced look. Assessed as acceptable design, no adverse impacts.
Residential Design Guidance 5 (Architectural Details)
Architectural details like windows/finishes should match main dwelling for coherence. Extension has similar roof style/finishing.
Residential Design Guidance 7 (Impact on Neighbouring Properties)
Assesses neighbour impacts: loss of light/overshadowing, overbearing, overlooking/privacy loss. No unacceptable overlooking (side no reciprocal windows, rear 38m to higher property); site levels similar.
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 or network efficiency
Douglas Borough Council and DOI Highways Division both have no objections to application 20/01343/B.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; After reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety or network efficiency.
