16 July 2021 · Delegated - Principal Planner (Chris Balmer)
12, Queens Avenue, Douglas, Isle Of Man, IM1 4da
The proposal involves converting an existing open carport at the rear of a three-storey mid-terrace dwelling into an enclosed single-storey garage, with a new roof terrace above featuring balustrading and obscure glazing screens.
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The main considerations were impact on the Conservation Area character and neighbouring amenities. The garage and balustrade are at the rear, with side elements set in from boundaries to reduce visual…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, not adversely affect townscape character or local amenities. Officer assessed rear location, single-storey scale, no side openings, and obscure glazing as compliant, with neutral visual impact and no amenity harm.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character, protecting special features. Officer found contemporary balustrading acceptable due to rear location, setback elements, similar nearby precedents, and overall tidying effect, resulting in neutral impact.
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 and screening
The side 1.8m high obscure glazing to the southern elevation shall be installed and completed before the occupation of the roof terrace further the last obscure screen along the southern boundary (where it adjoins the rear 1.1m screen/balustrading) shall be curved so that it runs downwards from 1.8m in height to 1.1m in height where it adjoins the rear balustrades and all shall be retained thereafter. Reason: In the interest of neighbouring amenities and visual impact upon the street scene/Conservation Area.
no objection
does not object; no significant negative impact upon highway safety, network efficiency and/or parking
DOI Highways had no objection. Douglas Borough Council initially requested more details on bin storage but ultimately had no objection. A neighbour at 11 Queens Avenue had no objection but requested privacy improvements.
Department of Infrastructure (DOI) Highways Division
No ObjectionAfter reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking.; Do not oppose
Douglas Borough Council
No ObjectionDouglas Borough Council has no objection against the application and proposed works.
11 Queens Avenue (Neighbour)
No ObjectionI have no objection to the principle of what is proposed but would be grateful if the balustrade/screen near the boundary of my house could be raised to a minimum height of 1800mm and utilise privacy glazing (such as milk glass)
Conditions requested: balustrade/screen near the boundary of my house could be raised to a minimum height of 1800mm and utilise privacy glazing (such as milk glass)
