10 January 2022 · Delegated - Principal Planner (Chris Balmer)
35, Cronk Drean, Douglas, Isle Of Man, IM2 6au
The proposal involves demolishing existing side extensions and a portico at 35 Cronk Drean, a two-storey detached house in a predominantly residential area of Douglas, and replacing them with new two-storey west and east side extensions (with ridges lower than the main roof, glass panel doors, and a relocated garage do…
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The officer assessed the proposal against General Policy 2 of the Strategic Plan, which requires developments to respect the site and surroundings in terms of siting, layout, scale, form, design, and …
General Policy 2
Requires development to respect site/surroundings in siting, layout, scale, form, design and avoid adverse impacts on landscape/townscape character or resident amenity. Officer assessed side/rear extensions' scale, flat roof, and portico changes against street scene and neighbour impacts, finding compliance due to non-public visibility of rear, retained portico form, and no amenity harm from spacious garden/no overlooking.
Residential Design Guide 2019 - Dormer extensions
Addresses rear extension impacts on neighbour light/amenity via depth/projection. Officer noted flat roof undesirable but fitting at rear (not publicly visible) with no overshadowing/overbearing due to spacious garden.
Residential Design Guide 4.8 Extension to Side Elevations
Considers visual appearance in street scene/dwelling and neighbour amenity, advising against terraced look in detached dwellings. Officer found side extensions alter symmetry but acceptable in scale/location/design; lower ridges and no neighbour harm.
Residential Design Guidance 5 (Architectural Details)
Covers architectural details like windows/finishes for coherent appearance with main dwelling. Officer implied compliance via overall design assessment fitting the dwelling.
Residential Design Guidance 7 (Impact on Neighbouring Properties)
Addresses neighbour impacts like light loss, overbearing, overlooking/privacy. Site visit confirmed no additional overlooking; garden mitigates overshadowing/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
Douglas Borough Council has no objections to the application. DOI Highways has no highways interest.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on Conditions (if any)
