5 May 2021 · Delegated - Principal Planner (Chris Balmer)
5, Highcroft Avenue, Douglas, Isle Of Man, IM2 5bw
The proposal involves demolishing an existing single-storey mono-pitched extension (approx. 2.7m wide) on the northwest corner of a two-storey semi-detached dwelling and replacing it with a larger single-storey mono-pitched rear extension approx. 6m wide projecting 3m from the rear elevation.
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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 t…
General Policy 2
Requires development to respect site/surroundings in siting, layout, scale, form, design; not adversely affect landscape/townscape character or neighbour amenity. Officer assessed the extension's single-storey scale, mono-pitch matching existing style, 3m projection, and lack of side openings, finding no adverse impacts on street scene or amenities. This tipped the balance for compliance.
Residential Design Guidance 3.2 Potential Visual Impact of an Extension upon the Existing House
Prefers pitched roofs but allows mono-pitch where matching existing low-pitched designs. The proposal's mono-pitch matches the site's existing extension, deemed acceptable.
Type A: Uplands
Considers amenity impacts like loss of light/overbearing, especially 'tunnel effect' in semi-detached/terraced properties; regulated by depth and location. Single-storey at same level, 0.5m extra projection, no unacceptable impacts found.
Residential Design Guidance 5 (Architectural Details)
Requires similar style, window details, external finishes for coherent appearance. Extension matches main dwelling's style.
Residential Design Guidance 7 (Impact on Neighbouring Properties)
Addresses loss of light/overshadowing, overbearing, overlooking/privacy. No side openings; rear window 7m away with existing vantage point; no unacceptable effects.
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 highway interest in this application
no flood risk management interest in this application
DOI Flood Risk Management and DOI Highways both have no interest in the application for a rear extension at 5 Highcroft Avenue, Douglas.
Department of Infrastructure Flood Risk Management Division
No ObjectionNFRMI; No Flood Risk Management interest
Department of Infrastructure Highways Division
No ObjectionNo Highways Interest; NHI
