12 July 2005 · Planning Committee (review decision)
36, Ashberry Avenue, Douglas, Isle Of Man, IM2 1px
The proposal involved raising the rear pitch of the garage roof to form a flat roof extension within the existing garage footprint, converting the attic space above, and extending over the rear breakfast room to provide extra bedrooms and facilities in a three-bedroom semi-detached house on a cul-de-sac.
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The Planning Committee and officer considered the proposal would cause demonstrable harm to No.34 Ashberry Avenue occupiers from visual intrusion due to its design (flat roofed two-storey appearance),…
no objection
no adverse traffic impact
DOT Highways and Douglas Corporation both issued no objection responses to the application, while neighbours Mr and Mrs Domingo submitted multiple detailed objections citing privacy, aesthetics, light loss, and potential breach of deeds.
Department of Transport Highways Division
No ObjectionThe response of the Highways Division of the Department of Transport is: No adverse traffic impact.
Douglas Corporation
No ObjectionDouglas Corporation have no objection to the proposals listed below.
The original application 05/00753/B for conversion of attic space above garage and roof extension over rear breakfast room was refused by the Planning Committee on 1 July 2005 and confirmed on review on 1 September 2005, citing visual intrusion to No.34 from design, height and projection. Appellants argued no increase in footprint, height or projection, minimal visual change, family need for extra bedroom, and constraints from restrictive covenant preventing dormers. Council defended refusal on visual intrusion and out-of-character flat roof design despite no issues with street scene, light or privacy. Inspector found the flat roof extension visually incongruous with pitched roofs, overbearing from No.34 due to proximity and mass, and potential street scene harm from drawing inconsistencies; recommended dismissal on 9 December 2005.
Precedent Value
Emphasises need for extensions to respect original pitched roof design harmony in modern estates; flat roofs over garages likely to fail even if technically within footprint; applicants must ensure plans match descriptions precisely to avoid street scene harm assumptions.
Inspector: Andrew D Kirby
