31 March 2023 · Delegated - Principal Planner (Chris Balmer)
31, Clybane Rise, Douglas, Isle Of Man, IM2 2ly
The proposal involves adding a pitched-roof first-floor extension over the existing single-storey garage/side extension at a semi-detached house in a predominantly residential area. The extension is slightly setback from the front elevation and the ridge of the main dwelling to reduce visual impact.
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The main considerations were the extension's impact on the property's appearance, the character and streetscene of the area, and neighbours' amenities.
General Policy 2
General Policy 2 (b) (c) (g) (m) (n) requires development to respect character, amenity, design, and environmental considerations. The officer assessed the extension's design, setback, scale relative to neighbour, and lack of overlooking, finding full compliance.
Paragraph 8.12.1 of the Isle of Man Strategic Plan
Paragraph 8.12.1 of the Strategic Plan supports appropriate residential extensions. Combined with Residential Design Guide, it was applied to confirm the proposal's acceptability in design and amenity terms.
Residential Design Guide 4.8 Extension to Side Elevations
Provides guidance on side extensions. The officer confirmed compliance due to matching style, pitched roof, and front setback reducing dominance.
Environment Policy 42
Addresses ecological matters like nesting birds. DEFA advice noted but no condition required as advisory only.
Transport Policy 7
Highway Services confirmed no interest, indicating no highways issues.
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.
does not object to this application
no highway interest in this application
advised checks for nesting birds and recommended integrated swift nest brick on northwest elevation
DEFA Biodiversity raised concerns about potential nesting birds and recommended checks and a swift nest brick, while Highways and Braddan Parish Commissioners had no objections.
Key concern: potential for nesting swift and starling and risk to nests, eggs and chicks from works
DEFA Biodiversity
Conditional No ObjectionIn the past few years the Ecosystem Policy Team have been alerted to multiple pairs of nesting swift and starling in properties on Clybane Rise.; Commencing works without appropriate checks would be considered reckless.; We also strongly recommend that an integrated swift nest brick is erected in the north-west elevation of the new 1st floor extension, as high up as possible under the eaves, but not above the ground floor window.
Conditions requested: checks for nesting birds must be undertaken prior to works commencing; if nesting birds are found then the works must stop immediately and advice be obtained from the DEFA Ecosystem Policy Team; works may then only recommence once the birds have finished nesting and the young have fledged; integrated swift nest brick is erected in the north-west elevation of the new 1st floor extension, as high up as possible under the eaves, but not above the ground floor window
Highway Services HDC
No ObjectionHighway Services HDC has no interest (NHI) in: 23/00079/B.
Braddan Parish Commissioners
No ObjectionI can confirm that they had no objection to the following planning applications: PA23/00079/B - Erection of first floor extension above existing garage - 31 Clybane Rise, Farmhill, Braddan, IM2 2LY
Highway Development Control
No ObjectionHighways Development Control notes the amendments uploaded on 20 March 2023 and continues to apply no highway interest to this proposal.
