5 March 2021 · Delegated - Principal Planner Chris Balmer
23, Ballanard Road, Douglas, Isle Of Man, IM2 5ha
The proposal involves demolishing a conservatory and lean-to extension at the single-storey detached dwelling 'Kingston', replacing them with a new single-storey flat-roof side extension (2.7m wide x 1.1m projection, set back 1m from boundary) for ancillary living space, adding parapets to raise the garage height by 0.…
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The officer assessed that the proposals would not significantly adversely affect the street scene, individual property, or neighbouring residential amenities, complying with General Policy 2 (respecti…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/form/design/landscaping, no adverse character or amenity impact. Officer found proposal compliant as extension subordinate, no significant neighbour amenity harm (shadow studies), parking justified despite garden loss, conditions mitigate street scene.
Section 4.4 Extension to Side Elevation (RDG 2019)
Considers visual appearance in street scene/dwelling and neighbour amenity, regulated by location/size/style; avoid terraced appearance. Side extension accepted as slightly set back, subordinate scale, no openings to boundary, minimal additional overshadowing.
Residential Design Guidance 5 (Architectural Details)
Window details/external finishes should match main dwelling for coherence. Proposal in similar style except flat roof/parapets, accepted in single-storey context.
RDG 2019 section 6.3 (Driveways and Front Gardens)
Presume against >50% front garden loss; balance parking benefit vs visual impact, require min space/soft landscaping/boundary retention. >50% loss accepted as highway safety priority (zebra crossing), conditions for boundary/drainage to soften abrupt transition.
Residential Design Guidance 7 (Impact on Neighbouring Properties)
Assess overshadowing (25-degree check)/overbearing/overlooking. Existing garage impact not material (pre-RDG); proposal adds negligible shadow (studies), no overlooking, acceptable loss of outlook.
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.
Air source heat pump specifications
Prior to the installation of the air source heath pump hereby approved, full specifications and a noise assessment is required to be submitted to and approved by the Department and these details shall be fully adhered too. Reason: In the interest of protecting neighbouring amenities.
Front boundary treatment
Prior to the hardening of front garden hereby approved, design of the front boundary treatment is required to be submitted to and approved by the Department and these details shall be fully adhered to and retained thereafter. Reason: In the interest of protecting the street scene.
Drainage solution
Prior to the hardening of front garden hereby approved, design of the drainage solution is required to be submitted to and approved by the Department and these details shall be fully adhered too. Reason: In the interest of adequate drainage provision.
Bin/air source heat pump enclosure
Prior to the erection of the shed hereby approved, design of the front bin/air source heat pump enclosure/fencing is required to be submitted to and approved by the Department and these details shall be fully adhered too and retained thereafter. Reason: In the interest of protecting the street scene.
no objection
does not oppose; no significant negative impact on highway safety, network efficiency or parking; notes garden loss and encourages bicycle parking
modest garage height increase for building regs compliance; shadow study shows no increased shadows on winter/summer solstice, marginal on equinox; extension minimises impact, faces non-habitable areas
Highway Services and Ecosystem Policy Team expressed satisfaction or no opposition to aspects of the application and condition discharges; Douglas Borough Council had no objections; neighbour raised concerns about roof height and overshadowing but noted reassurances from applicant.
Key concern: height of the north west facing garage roof and overshadowing impact on neighbouring property
DOI Highway Services
No ObjectionDo not oppose; After reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking; We’re satisfied with the permeable paving proposal shown in the amended plan No. 250_Ballanard Road/922/Rev C
Conditions requested: Consideration should be given to a separate, covered and secure bicycle parking storage facility
Senior Highway Drainage Engineer, DOI Highway Services
No ObjectionWe need more detail on the type of permeable paving proposed for the driveway together with construction details. Is the whole driveway to be constructed with permeable paving or just the extended section?
Conditions requested: more detail on the type of permeable paving proposed for the driveway together with construction details
Ecosystem Policy Team, DEFA
No ObjectionI can confirm that the Ecosystem Policy Team are happy with the proposal to plant a purple beech hedge at Kingston, Ballanard Road, Douglas.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Resident at 25 Ballanard Road
Conditional No ObjectionOur main concern was the possibility that the already imposing side elevation of the existing garage may be raised which would make a serious visual impact, further loss of light, increased overshadowing and an overbearing impact on our living / dining room; the pitch and height of the existing garage roof will remain exactly the same and the only work being done is to remove the existing felt covering and replace it with a rubber waterproof membrane
Conditions requested: no parapet on the North West aspect facing our doorway / dining area; pitch and height of the existing garage roof will remain exactly the same; no parapets whatsoever further minimising the impact on our outlook
