10 August 2021 · Head of Development Management (Stephen Butler)
Felstead, Alexander Drive, Douglas, Isle Of Man, IM2 3qx
The site is an existing single storey detached dwelling with roof space accommodation on Alexander Drive in west Douglas, in a residential area with a mix of single and two-storey properties stepping down a slope.
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The officer assessed the proposal against General Policy 2 and the Residential Design Guide 2019, finding the extensions' size, scale, design and finish in keeping with and subordinate to the main dwe…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/form/design (b), not adversely affect townscape character (c), not adversely affect neighbour amenity or locality character (g), provide safe/convenient access and adequate parking (h), and not unacceptably affect road safety/traffic (i). Officer assessed extensions as subordinate/in keeping, neighbour impacts not unacceptable, and access safe, thus compliant.
Extensions to Dwellings in built up areas or sites designated for residential use
Presumes in favour of extensions in built-up residential areas without adverse impact on adjacent properties or surroundings. Officer confirmed no such adverse impacts, supporting approval in residential-zoned site.
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.
Vehicular access construction
The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plan ref: JTM2059-P-05 Rev A, and shall thereafter be retained free from obstruction and for access purposes only. Reason: In the interests of highway safety.
No Objection
No objection subject to condition for access arrangements to accord to drawing No. JTM2059-P-05; visibility acceptable despite below standard as no intensification of use
no interest
Neighbouring residents at Arkadia objected to the extensions due to overbearing impact, loss of light, and overlooking concerns; Douglas Borough Council raised no objections; Highways initially requested revised visibility splay drawings but later issued no objection subject to conditions; Flood Risk Management had no interest.
Key concern: Overbearing impact and loss of light from rear and front extensions to neighbouring property
Arkadia (neighbour)
ObjectionThe proposed rear extension extends beyond the rear line of our property. The ground level of the proposed extension is approximately 0.8 m higher than the level of our property.; Drawing JTM2059-P-02 shows that the proposed extension lies just inside the 45 degree line as suggested in the Residential Design Guidance document.; We believe that the proposal will have a negative impact on our property and as such is not in accordance with General Policy 2 of the Strategic Plan and does not fully respect the guidance in the Residential Design Guidance document.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Department of Infrastructure Highways
Visibility splays have been drawn incorrectly.; Highway Services request the additional submission of revised visibility splay drawings drawn correctly.
Conditions requested: Additional submission of revised visibility splay drawings drawn correctly
Department of Infrastructure Highways
Conditional No ObjectionThe amended plans have attempted to rectify the errors to the visibility splay drawing, but are still not correctly drawn.; Recommendation: DNOC
Conditions requested: All access arrangements to accord to drawing No. JTM2059-P-05; Section 109(A) Highway Agreement
Department of Infrastructure Flood Risk Management
No CommentNFRMI; No Flood Risk Management interest
