4 January 2012 · Delegated
Africa House, Woodbourne Road, Douglas, Isle Of Man, IM2 3ap
Permission was granted for a first floor extension to Africa House, a residential property on Woodbourne Road, Douglas, Isle of Man, within a Conservation Area. The officer's report identified two main planning considerations: the effect of the extension on the amenity of neighbouring properties, and its impact on the character and appearance of the Conservation Area. The site slopes downward from Woodbourne Road, placing the house well below road level, and a stone wall with mixed tree planting screens the boundary. The application was decided under delegated powers and permitted on 4 January 2012, subject to three conditions.
The application was permitted by the Department of Infrastructure on 4 January 2012. The key planning considerations were the impact of the extension on neighbouring amenity and on the character and appearance of the Conservation Area, both of which were found to be acceptable.
General Policy 2
The provisions of GP2 would be adequately met by the scheme.
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
Environment Policy 35
The development would comply with EP35.
Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This permission relates to the erection of an extension to Africa House, Woodbourne Road, Douglas as shown by Survey, PL01, PL02, PL04, PL08 and PL11 received 20th October 2011.
Condition 3
The external finishes of the extension must match those of the existing building in all respects.
