8 February 2022 · Delegated - Principal Planner Chris Balmer
48, Governors Hill, Douglas, Isle Of Man, IM2 7as
The proposal involves building a first floor extension over the single-storey garage attached to a two-storey semi-detached dwelling at 48 Governors Hill in Douglas. The extension matches the design of the main house, with a lower ridge height and setbacks from the front and rear, including two front windows, one side …
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The officer assessed the proposal against key considerations: impact on the house itself, character/street scene, and neighbouring amenities.
General Policy 2
Requires development to respect site/surroundings in siting, layout, scale, form, design; not adversely affect landscape/townscape character, local amenities, road safety, or provide inadequate parking/services. Officer assessed the extension's subordinate scale, design similarity to main house, no overbearing/overshadowing on neighbours due to distances/ratios, and obscure glazing condition, finding full compliance across relevant criteria (b, c, f, g, h, i).
Residential Design Guide 4.8 Extension to Side Elevations
Considers visual appearance in street scene/dwelling and neighbour amenity impacts, advising regulation via location, size, architecture to avoid terraced appearance in semi-detached dwellings. Officer confirmed acceptable design, no terracing risk, and amenity protection via separation and glazing.
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.
Obscure glazing
Obscure glazing (Pilkington level 5 or equivalent) shall be installed in the following windows and shall be maintained as such thereafter; Southwest Elevation (gable) - first floor, En-suite. Reason: In the interests of neighbouring residential amenities.
no highway interest in this application
DEFA Biodiversity raised concerns about potential impacts on protected starling nesting sites and advised pre-works checks and ongoing protection, while DOI Highways stated no highways interest.
Key concern: potential for starlings and their nest sites to be damaged, destroyed or blocked by the works
DEFA Biodiversity
Conditional No ObjectionThe Ecosystem Policy Team are aware that multiple starling nest sites are located throughout the properties in this area. Starlings are a Wildlife Act 1990 Schedule 1 species.; The presence of nesting birds won’t stop the extension from being build but provision must be made for their ongoing protection.; The applicant may also wish to considering installing starling nest bricks in the new extension, or nest boxes on the extension once built
Conditions requested: thorough checks for nesting birds must be undertaken before works start and regularly throughout the works; if starlings or other nesting birds are present then the works must stop and advice be sought from the Ecosystem Policy Team; provision must be made for their ongoing protection
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 10.11.21
