26 August 2022 · Delegated - Principal Planner Chris Balmer
43, Ashberry Avenue, Douglas, Isle Of Man, IM2 1py
The proposal involved erecting a single-storey extension with a flat roof, parapet, lantern rooflight, bi-fold doors, and a casement window at the rear of 43 Ashberry Avenue, a two-storey semi-detached dwelling at the end of the avenue. The extension would sit directly on the boundary shared with No. 44.
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The officer assessed the proposal against General Policy 2 of the IOM Strategic Plan 2016, which requires developments to respect surroundings, not adversely affect amenity of residents, and comply wi…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale, not adversely affect amenity of residents or locality character. Officer assessed rear extension's depth/height/proximity causing loss of light/overbearing to No.44, failing (b), (c), and (g) criteria despite zoning compliance. This tipped balance against approval.
Residential Design Guide 2019 - Dormer extensions
Sets guidance on projection/depth to avoid loss of light/overbearing, notes single-storey >3m unlikely in semi-detached/terraced due to tunnel effect. Proposal failed due to depth/position on boundary breaching these amenity protections.
Residential Design Guide 2019 - Decking/terraces
Accepts flat roofs with parapet/architectural detailing and contemporary design in some cases. Parapet integrated well with dwelling, but amenity issues overrode.
Residential Design Guidance 7 (Impact on Neighbouring Properties)
Addresses loss of light/overshadowing, overbearing, overlooking. Confirmed no overlooking issue due to fences, but light/overbearing harms to No.44 failed tests.
no objection
no highway interest
Highway Services and Douglas Borough Council have no objections to the rear extension at 43 Ashberry Avenue, Douglas. Neighbours at 44 Ashberry Avenue strongly object due to loss of light, overshadowing, and overbearing impact.
Key concern: failure of 45 Degree Approach leading to overbearing and overshadowing impact on neighbour
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Highway Services Division
No Objectionthere is no Highways HDC interest (NHI) in: 22/00402/B
Residents of 44 Ashberry Avenue
ObjectionWe object to the proposed extension; The proposed extension will completely block out afternoon and evening Sun from our Dining area; The main considerations are potential loss of light/overshadowing and an overbearing impact on outlook; This is without question the major concerns we have.
