5 October 2021 · Delegated - Principal Planner (Jason Singleton)
11, Pinehurst Glen, Douglas, Isle Of Man, IM2 1pp
The proposal at the detached dwelling at 11 Pinehurst Glen involved erecting a sunroom extension to the rear elevation topped with a 1.8m high glazed balcony/terrace (on drawing 401-02 Rev C) and a small pitched-roof front porch measuring 3m by 2.1m.
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The officer assessed the proposal against General Policy 2 (GP2) of the Isle of Man Strategic Plan 2016, focusing on character/appearance (GP2 b,c) and neighbouring amenity (GP2 g).
General Policy 2
GP2 permits development in accordance with zoning and other policies if it respects site/surroundings in siting/layout/scale/form/design (b), does not harm townscape character (c), and protects resident amenity/locality character (g). The officer tested the balcony and porch against these, finding suitable form/mass despite limited merit, minimal streetscene impact due to screening, and acceptable amenity via design, separation, and obscure glazing condition. No tensions noted; full compliance tipped balance to approval.
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.
Obscure glazing on roof terrace
Prior to the use of the roof terrace hereby approved the 1.8m high obscure glazing as shown on drawing 401-02 Rev C received on 8th September 2021 shall be installed with obscure glass to Pilkington Level 5 or equivalent and retained as such thereafter. Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.
No Highways Interest
recommend approval
Highways Division and Douglas Borough Council raised no objections to the application, while neighbouring residents at 9 and 13 Pinehurst Glen objected primarily due to privacy invasion and noise concerns from the proposed balcony.
Key concern: balcony causing privacy invasion into neighbouring gardens
Department of Infrastructure Highways Division
No ObjectionNo Highways Interest; Highways Development Control notes the revisions uploaded on 8 September 2021 and continues to have no highway interest in this proposal.; Highway Services note the amendments uploaded on 10 August 2021. We continue to apply no highway interest to this proposal.
Department of Infrastructure Highways Division
No ObjectionHighway Services note the amendments uploaded on 10 August 2021. We continue to apply no highway interest to this proposal.
Department of Infrastructure Highways Division
No ObjectionHighways Development Control notes the revisions uploaded on 8 September 2021 and continues to have no highway interest in this proposal.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Resident at 13 Pinehurst Glen
ObjectionThe balcony is in such close proximity to the house and will be an invasion of privacy into the garden. Not only a privacy issue but also a noise issue too.; I’m already very aware that the owners of the property are very noisy and have a lot of social gatherings outside which already causes a significant amount of noise and distress; Also the extension on the lower floor will be past the existing rear building line.l, which further encroaches on privacy.
Resident at 9 Pinehurst Glen
Conditional No ObjectionWe don???t object to The application for sunroom extension in principle but very much object to the amendment of creating a balcony over the sunroom which will mean that all gardens in our row of houses will be overlooked especially its two adjacent properties; If this balcony is allowed we will have no privacy in our garden
Resident at 9 Pinehurst Glen
ObjectionWe object to any proposal of creating a balcony on top of the proposed extension.; We consider that any balcony, no matter how high the glass balustrade is , will be an intrusion on our privacy and totally out of keeping with neighbouring properties.; In fact the proposed increase in height of the balustrade and making it opaque will make the extension an even more overpowering development
Resident at 13 Pinehurst Glen
ObjectionI will be objecting to this based on the fact the it will give the applicants a direct view into my garden; I consider this to be a complete invasion of my privacy and I massively object to this being allowed.
