11 February 2021 · Delegated - Principal Planner (Chris Balmer)
3, Drinkwater Street, Douglas, Isle Of Man, IM1 1at
The proposal involves erecting a single-storey flat roof garage/carport at the rear of 3 Drinkwater Street, a three-storey mid-terrace dwelling in Douglas, with a terraced area on top featuring a glass balustrade and 1.4m high fence. The site is in a Mixed Use Area surrounded by offices, within the town centre.
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The officer considered the main concerns to be impact on character/street scene and neighbour amenities. The single-storey flat roof extension with modern glass balustrade is visible publicly but acce…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design (b), not adversely affect townscape character (c), and not harm resident amenities/locality character (g). Officer assessed proposal against these, finding modern design acceptable amid offices and amenity impacts minimal in town centre context.
Residential Design Guidance 3.2 Potential Visual Impact of an Extension upon the Existing House
Prefers pitched roofs over flat when publicly visible, but allows exceptions for flat/low pitched existing designs. Flat roof accepted here despite visibility as it fits mixed modern office surroundings.
Type A: Uplands
Considers neighbour amenity impacts like loss of light/overbearing, especially 'tunnel effect' in terraces; regulated by projection/depth. Single-storey depth and location found not to cause adverse impacts.
Residential Design Guide 2019 - Decking/terraces
Unlikely acceptable for terraces due to overlooking; requires screens/large separation but notes overbearing/light risks. 1.4m fence, 17m separation to offices, and commercial neighbours made it acceptable despite potential to No.5.
Residential Design Guidance 5 (Architectural Details)
Requires coherent style matching main dwelling unless modern/traditional clash handled elegantly; window/finishing details assessed as acceptable.
Residential Design Guidance 7 (Impact on Neighbouring Properties)
Assesses loss of light/overshadowing, overbearing, overlooking/privacy; found acceptable due to levels, distances, and context.
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 objection (30/12/2020)
no highway interest; no significant negative impact upon highway safety, network efficiency and/or parking (08/01/2021)
Douglas Borough Council and DOI Highways Division both have no objections to application 20/01391/B.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.; It should be noted that the comments are made in relation to the Town and Country Planning Acts and does not imply approval or consent under any other relevant enactment, byelaw, order or regulation.
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, network efficiency and /or parking.; The Applicant is advised that a licence may be necessary for the positioning of equipment and materials in the highway. Any alteration to the adjoining public road at rear, Drinkwater Lane, will require a S109(A) Highway Agreement.
