29 July 2008 · Delegated - Senior Planning Officer (Mrs F Mullen)
14, Inner Circle, Douglas, Isle Of Man, IM2 5be
Mrs D Bateman applied to replace the flat roof on her existing single-storey detached garage with a pitched roof (35 degree pitch, ridge height 3.9m front / 4.3m rear due to sloping ground, max height increase 1.6m).
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The officer identified two key issues: impact on neighbouring conservatory at 15 Inner Circle and effect on streetscene. For neighbour amenity, the conservatory sits above the site's ground level with…
Douglas Local Plan Order 1998
Zones site as 'predominately residential'; no Conservation Area, High Landscape Value or Coastal Value. Officer assessed proposal complies as minor garage roof alteration in residential area with no significant amenity/streetscene harm.
Isle of Man Strategic Plan (Modified Draft) (April 2007)
Referenced as relevant plan; no specific tests detailed but officer found proposal appropriate in residential location.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to the roof alterations as proposed in the submitted documents and drawings 07 032001 and 07032002 all received on 28th April 2008.
Materials matching
The external finishes of the extension must match those of the existing building in all respects.
no objection implied; defended proposal as de-minimis light loss, no overlooking, fits streetscene with existing pitched/lean-to garages
proposal to replace deteriorating flat roof with pitched roof matching house (Rosemary tiles) for dry serviceable garage/store
no objection (consulted, no notes/response indicated)
no objection (consulted, no notes/response indicated)
The original application for erection of a pitched roof over an existing garage at 14 Inner Circle, Douglas was approved by delegated decision on 22/07/2008. Neighbours at No.15 (Mr & Mrs K Taubman) lodged an appeal (AP08/0160), accepted on or before 19/08/2008, challenging the approval on grounds of loss of light, visual intrusion/overbearing impact, and street scene harm. The applicant (Mrs D Bateman), represented by O'Neill Kermode, submitted a detailed appeal statement refuting these concerns, arguing de minimis impact on light, no overlooking, and consistency with existing garage styles in the street. The planning authority defended the approval by referring to the officer's report recommending permission. An informal inquiry was scheduled for 19 November 2008; no inspector's report, analysis, or final outcome is included in the documents.
Precedent Value
This appeal highlights that neighbours can challenge even delegated approvals via third-party rights under the 2005 Order. Applicants defending approvals should emphasise quantifiable impacts (e.g. light angles, distances) and local precedents in semi-detached street contexts.
