18 March 2021 · Delegated - Principal Planner (Chris Balmer)
29, Cronk Drean, Douglas, Isle Of Man, IM2 6au
The proposal involves adding a single-storey flat roof extension to the rear (northwest) of 29 Cronk Drean, a two-storey detached house with pitched roof in a predominantly residential area of Douglas, alongside a new roof terrace above the existing flat roof rear extension.
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The officer identified main concerns as impact on character/street scene and neighbour amenities. The single-storey extension is not publicly visible, matches the main dwelling's style except for flat…
General Policy 2
Requires development in land-use zoning to respect site/surroundings in siting/layout/scale/form/design, not adversely affect townscape character or local residents' amenities. Officer assessed rear single-storey extension/roof terrace against (b) siting/scale/design, (c) townscape, (g) amenities; found compliant due to non-visible location, matching style, distances preventing overlooking/overbearing.
Residential Design Guidance 3.2 Potential Visual Impact of an Extension upon the Existing House
Prefers pitched roofs over flat especially if publicly visible, but allows exception for flat/low pitched where existing property has such. Flat roof accepted as extension not publicly visible and site has existing flat roof extension.
Type A: Uplands
Considers neighbour amenity impacts like loss of light/overbearing, regulated by projection/depth/location; notes greater concern for terraced/semi-detached 'tunnel effect'. Detached site, same levels, no side openings, 22m separation found no unacceptable impacts.
Residential Design Guide 2019 - Decking/terraces
For detached properties, requires careful design to avoid unreasonable overlooking (mitigated by screens/large separation); notes potential overbearing/light loss/visual impact. Accepted for detached house with 15-22m separations, hedges, and screening condition for northeast.
Residential Design Guidance 5 (Architectural Details)
Requires extension similar style to main dwelling for coherence unless modern/traditional clash handled elegantly; window/external finishes key. Extension designed in similar style to main dwelling.
Residential Design Guidance 7 (Impact on Neighbouring Properties)
Considers loss of light/overshadowing, overbearing outlook, overlooking/privacy loss. No unacceptable impacts due to distances, no side openings, hedges, condition.
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.
Obscured screening details
Details of the obscured screening along the northeast elevation of the first floor balcony must be submitted and approved by the Department before the usage of the roof terrace and retained thereafter. Reason: In the interests of protecting neighbouring amenities.
no objection (28/01/2021)
no highway interest (02/02/2021)
All three consultees (Douglas Corporation, Flood Management Officer, and Highways Division) have no objections to application 21/00030/B for the erection of a rear extension at 29 Cronk Drean, Douglas.
Douglas Corporation
No ObjectionDouglas Borough Council has no objections.
Department of Infrastructure Flood Risk Management Division
No ObjectionNFRMI; No Flood Risk Management interest
Department of Infrastructure Highways Division
No ObjectionNo Highways Interest; NHI
