25 October 2021 · Delegated - Principal Planner (Jason Singleton)
59, Devonshire Road, Douglas, Isle Of Man, IM2 3ra
The site is the curtilage of a two-storey semi-detached dwelling on Devonshire Road in Douglas. The proposal replaces an existing mono-pitched single-storey rear extension with a new flat-roofed single-storey extension approximately 7.5m wide, projecting 5.5m from the side extension and 3.5m from the main dwelling, wit…
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The officer assessed the proposal against General Policy 2 of the Strategic Plan, which requires development to respect the site and surroundings in terms of siting, layout, scale, form, design, and t…
General Policy 2
Requires development to respect site and surroundings in siting, layout, scale, form, design, landscaping; not adversely affect surrounding landscape/townscape or amenity of residents/locality character. Officer assessed proposal complies as single-storey extension matches existing style/finish, flat roof reduces massing impact vs pitched alternative, minimal change from prior approval, no overbearing/overlooking on neighbours.
Type A: Uplands
Prefers pitched roof over flat, especially if publicly visible, but exceptions for flat/low pitched existing designs. Flat roof accepted here as pitched would increase neighbour impact; proposal aligns with existing despite updated RDG post prior approval.
Residential Design Guide 2019 - Dormer extensions
Considers neighbour amenity impacts like loss of light/overbearing, regulated by depth/projection; greater concern for semi-detached due to 'tunnel effect'. Single-storey projection of 1m more than prior approval found acceptable, no overbearing due to heights and site levels.
Residential Design Guide 2019 - Decking/terraces
Requires parapet and architectural detailing; contemporary design acceptable in circumstances. Flat roof deemed suitable to minimise massing despite guidance.
Residential Design Guidance 5 (Architectural Details)
Window details and finishes should match main dwelling for coherence, or handle modern/traditional clash elegantly. Rendered pebbledash matches existing, bi-fold doors/windows acceptable.
Residential Design Guidance 7 (Impact on Neighbouring Properties)
Assesses loss of light/overshadowing, overbearing, overlooking/privacy loss. No issues found: single-storey, no vantage points, site orientation/levels prevent overbearing.
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.
no objection
no highway interest
DOI Highways has no highways interest in the application. Douglas Borough Council has no objections. A neighbouring property owner strongly objects due to concerns over creeping development and past planning enforcement issues.
Key concern: creeping extension along shared boundary leading to loss of amenity
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 11.08.2021
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Owners of 57 Devonshire Road
ObjectionWe strongly oppose this as it will be the start of another 'creeping extension'; You know and we know that you do not have the power to enforce your regulations; Planning is seen to be unfair, messively favouring one neighbor at the expense of another
