8 February 2022 · Delegated - Head of Development Management (Stephen Butler)
1, Manor Woods, Douglas, Isle Of Man, IM2 2pe
The proposal involves adding a single-storey rear extension to a two-storey detached dwelling in a predominantly residential area. The extension features a flat roof with parapet, two lantern rooflights, bi-fold doors, a retractable canopy, and two flues for a bio-flue burner and barbeque.
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The officer considered the proposal's compliance with General Policy 2 (GP2), which requires development to respect the site and surroundings in terms of siting, layout, scale, form, design, and ameni…
General Policy 2
GP2 requires development in accordance with land-use zoning that respects site/surroundings in siting, layout, scale, form, design, landscaping; avoids adverse impacts on landscape/townscape character, resident amenities, and incorporates safety/energy best practice. Officer assessed proposal against criteria (b), (c), (g), (m), (n), finding it compliant as extension respects residential character, passes amenity tests, and uses contemporary design acceptably in built-up area per para 8.12.1.
Residential Design Guide 2019 - Dormer extensions
Requires consideration of neighbour amenity impacts like loss of light/overbearing, regulated by projection/depth; single-storey unlikely if >3m projection, greater concern for terraced/semi-detached. Officer confirmed depth/position passes 45-degree test, no overshadowing/overbearing.
Residential Design Guide 2019 - Decking/terraces
Recommends parapet and architectural detailing; contemporary design acceptable in certain circumstances. Officer found parapet connects seamlessly to dwelling, justifying flat roof.
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.
Tree protection measures
Prior to the commencement of the development hereby approved, the protection measures detailed in the drawing 2B, submitted in support of the application shall be fully installed and implemented and retained for the duration of the construction process, unless stated otherwise. Reason: to ensure that the retained tree is adequately protected from damage to health and stability throughout the construction period.
raise no objection (08/10/2021)
no highway interest in this application (06/10/2021 and 28/01/22)
does not object to the application (11/10/2021) after amended plan; recommends tree protection condition
All consultees (Douglas Corporation, DEFA Forestry, and DOI Highways) raised no objections to the rear extension at 1 Manor Woods, with DEFA Forestry recommending a tree protection condition.
Douglas Corporation
No ObjectionDouglas Borough Council has no objections.
DEFA Forestry
Conditional No ObjectionAn amended drawing has been submitted which allays previous concerns I had about the impact of the proposed development on the retained tree.; If this application is approved I recommend that you consider applying the following condition:
Conditions requested: Prior to the commencement of the development hereby approved, the protection measures detailed in the drawing 2B, submitted in support of the application shall be fully installed and implemented and retained for the duration of the construction process, unless stated otherwise.
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 06.10.2021
Department of Infrastructure (DOI) Highways Division
No ObjectionHighways Development Control notes the amendments uploaded on 7 October 2021 and continues to apply no highway interest to this proposal.
Department of Infrastructure (DOI) Highways Division
No ObjectionHighways Development Control notes the amendments uploaded on 20 January 2022 and continues to apply no highway interest to this proposal.
