18 June 2021 · Delegated - Principal Planner (Jason Singleton)
12, St. Catherines Close, Douglas, Isle Of Man, IM1 4hy
The proposal involves building two detached garages, each 2.6m high with flat roofs and 1.1m high balustrade railings on top, located on the boundary at the rear of the driveways of two semi-detached two-storey houses.
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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 and design; no…
General Policy 2
Requires development in accordance with Area Plan zoning to respect site/surroundings in siting/layout/scale/design, not harm townscape character, protect residents' amenity, and ensure safe access/parking without road safety issues. Officer tested the garages' flat roof, balustrade, setback position and height against these criteria, finding them acceptable due to blending with existing features and no amenity/highway harm.
Residential Design Guide 2019 - Decking/terraces
Advises against terraces on semi-detached properties unless designed to avoid overlooking, with screens if needed but noting potential overbearing/light loss. Officer assessed balustrades, finding no increased overlooking from existing levels and separation beyond 45-degree lines from neighbours' windows.
Residential Design Guidance 7 (Impact on Neighbouring Properties)
Considers impacts like loss of light/overshadowing, overbearing outlook, overlooking/privacy loss on neighbours. Proposal passed tests due to elevated bank/fencing mitigating light/overbearing issues, and no additional privacy intrusion.
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 (12/02/2021)
do not oppose; no significant negative impact upon highway safety, network efficiency and/or parking (16/02/2021)
no flood risk management interest (12/03/2021)
All three consultees (Flood Risk Management, Douglas Borough Council, and Highways Division) have no objections to the proposed erection of detached garages at 12 & 14 St Catherines Close, Douglas.
Department of Infrastructure Flood Risk Management Division
No ObjectionNFRMI; No Flood Risk Management interest
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections
Department of Infrastructure 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 /no parking.
