11 November 2022 · Delegated - Principal Planner (Jason Singleton)
20, Harcroft Avenue, Douglas, Isle Of Man, IM2 1pb
The application sought approval for a single storey rear lean-to extension projecting 3m from the rear elevation, covering 6m width, with eaves at 2.54m, finished in matching render and roof tiles, plus bi-folding doors opening onto a raised deck 2.25m deep and 0.425m high.
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The officer found the proposal acceptable in principle as an extension in a residential area per paragraph 8.12.1, provided no adverse impacts on neighbours or surroundings.
General Policy 2
Requires development to respect site and surroundings in siting, layout, scale, form, design, and landscaping, positively contributing to locality character (b, c, g). Officer assessed extension's rear position, subordination, matching materials, and limited scale as compliant, with no adverse visual or amenity harm; decking also met neighbourliness test after site visit.
Dormer Extensions
Provides guidance on extensions: should be subordinate, match roof pitch/shape/height, use pitched roofs matching existing, limit depth to protect neighbour amenity (4.1.6-4.1.8, 4.2, 4.2.9, 4.6). Proposal's lean-to design, lower ridge, matching finishes, and 3m depth tested and found acceptable, avoiding eyesore or overbearing.
Residential Design Guidance 7 (Impact on Neighbouring Properties)
Addresses good neighbourliness, including decking over 0.3m needing planning without privacy harm (4.11). Site visit confirmed deck at 0.425m does not unacceptably increase overlooking beyond existing inter-visibility.
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 (16/09/2022)
No highways interest (15/09/2022)
Highway Services Division has no highways interest in application 22/01062/B. Douglas Borough Council has no objections to the application.
Highway Services Division
No Objectionthere is no Highways HDC interest (NHI) in: 22/01062/B
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.; 22/01062/B - Alterations including erection of a single storey rear extension. 20 Harcroft Avenue Douglas Isle Of Man IM2 1PB
