30 June 2021 · Delegated - Principal Planner Chris Balmer
7, The Abbey Woods, Douglas, Isle Of Man, IM2 5pl
The proposal at this two-storey detached dwelling involves converting the existing rear conservatory into a flat-roof sunroom with lantern dormers, demolishing a single-storey lean-to on the south side, and replacing it with a pitched-roof double garage that is recessed at the southwest to protect a water main wayleave…
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The officer considered the key issues of impact on character and street scene, parking provision, and neighbouring amenity.
General Policy 2
Requires development to respect site and surroundings in siting, scale, design; not adversely affect character, amenity, or highway safety. Officer assessed proposal against criteria (b), (c), (g), (i) and found it compliant due to subordinate design, matching materials, no amenity harm, and maintained parking.
Transport Policy 7
Requires parking in accordance with standards (2 spaces per unit, one within curtilage behind building front). Assessed as compliant as driveway and garage provide two spaces total, unchanged from existing, confirmed by Highway Services.
Type A: Uplands
Addresses amenity impacts like loss of light/overbearing via depth and location. Sunroom assessed as rear extension with no such concerns due to position and flat roof not creating overbearing impact.
Section 4.4 Extension to Side Elevation (RDG 2019)
Considers visual appearance and neighbour amenity via location, size, style; avoid terraced look. Garage extension matches dwelling style, lower scale, no terraced effect on detached property.
Residential Design Guidance 5 (Architectural Details)
Architectural details like windows and finishes to match main dwelling. Window replacements and finishes assessed as coherent with existing.
Residential Design Guidance 7 (Impact on Neighbouring Properties)
Neighbour impacts: light, overshadowing, overbearing, overlooking. No concerns identified for garage or sunroom.
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
does not oppose; no significant negative impact upon highway safety, network efficiency and/or parking
does not oppose after amended plan; site able to park minimum of two vehicles
no flood risk management interest
no objection after reviewed the revision
Multiple consultees including Douglas Borough Council, Highways Services, Manx Utilities, and Flood Risk Management all raised no objections to application 21/00345/B, with Highways noting acceptance of amended garage layout subject to parking provision.
Key concern: proximity of 300mm trunk water main protected by wayleave
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
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.
Highways Services
Conditional No ObjectionHighways Services note the amended layout uploaded on 27 May 2021.; we continue not to oppose.
Conditions requested: Planning being satisfied that for the parking for a minimum of two vehicles can be achieved and that amenity is not significantly disadvantaged by the alteration
Manx Utilities
No ObjectionAt present we are not objecting to this application but reserve the right to do so upon a site inspection and measurements that would confirm the above.; A wayleave (49/3677) protects this water main.
Department of Infrastructure (DOI) Flood Risk Management Division
No ObjectionNFFRMI
