6 April 2020 · Delegated
11, Harcroft Avenue, Douglas, Isle Of Man, IM2 1pf
Permission was granted for alterations and the erection of side and rear extensions at 11 Harcroft Avenue, Douglas, a single storey detached dwelling with front and rear gardens situated on the southern side of Harcroft Avenue within an urban housing estate. The officer's report identified two main planning considerations: the potential visual impact on the street scene and the potential effect on the amenities of neighbouring properties. Both were assessed and found to be acceptable. The application was approved on 6 April 2020 under delegated powers, with two conditions attached to the permission.
The Department of Environment, Food and Agriculture approved the application on 6 April 2020. The key planning considerations were the potential visual impact on the street scene and the potential effect on neighbouring amenities, both of which were found to be acceptable. Two conditions were attached to the permission.
Strategic Plan
Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
predominantly residential use
the application site is within an area recognised as being within a "predominantly residential use"
July 2019
The proposed rear and side extensions in terms of their design, proportion, siting and finish is appropriate and in keeping with the main dwelling house and would be an acceptable form of development. Accordingly, from these respects the proposals would comply with General Policy 2 and the Residential Design Guide.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
Prior to the occupation of the approved extensions, obscure glazing (Pilkington level 5 or equivalent) shall be installed in the proposed window in the eastern elevation of the ground floor living/dining room and in the proposed utility room window and shall be maintained as such thereafter.
