9 September 2021 · Delegated - Principal Planner Jason Singleton
Rencell House, Rencell Hill, Laxey, Isle Of Man, IM4 7bj
The proposal involves erecting a single-storey flat-roofed rear extension (3.1m wide, 3.1m long, 2.8m high) finished in lime render to match the existing house, with a pyramid roof lantern and Anthracite Grey/White UPVC windows.
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The officer concluded the proposal accords with General Policy 2 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021, as the single-storey flat-roofed extension uses matching …
General Policy 2
GP2 permits development in residential zoning if it respects site/surroundings in siting/layout/scale/design/landscaping, does not adversely affect landscape/townscape character, neighbour amenity, or locality. The officer assessed the rear extension and garden works against criteria (b), (c), (g), finding them compliant due to subordinate scale, matching materials, rear location, topography integration, and privacy mitigation. No tensions noted as proposal meets zoning and avoids adverse impacts.
Residential Design Guide section 4.1
Guidance presumes favourably on extensions in built-up residential areas if no adverse impact on neighbours or surroundings; considers relationship to original building (materials/design), adjoining properties (building/roof lines), roof form, and occupier amenity. Officer noted flat roof less ideal than pitched but acceptable as contemporary subordinate addition at rear; holistic integration achieved with matching finishes and no amenity loss.
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.
Privacy screen for decking
Prior to the use of the first floor decking approved as part of this application, a 1.7m high solid timber screen shall be erected to close up the gap between the existing hedging and the existing dwelling on the elevation overlooking Laurel Bank to the south, to provide screening until the proposed hedge planting shown on Drawing JTM2114-P-02 positioned south of the proposed decking has been planted and become established, matching the Hedge height of the existing hedging. The screen may only be removed when the hedging has been fully established on this boundary. Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.
Do not oppose
no direct objections as the development was agreed to appear as 'modest'
Garff Commissioners raised no direct objections but requested consideration of potential overlooking issues for neighbours; Highways Division does not oppose the application.
Key concern: unacceptable ‘overlooking’ issues for the immediate neighbours
Garff Commissioners
No ObjectionThere were no direct objections as the development was agreed to appear as ‘modest’; the Board asked that the Planning Committee consider whether the development would cause unacceptable ‘overlooking’ issues for the immediate neighbours.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; no significant negative impact upon highway safety, network efficiency and /or parking; An electric vehicle charging point should be considered to aid climate change objectives
