22 September 2016 · Delegated
1, Harcroft Road, Douglas, Isle Of Man, IM2 1pn
Permission was granted for alterations, a two-storey extension, and the creation of a terrace at 1 Harcroft Road, Douglas, Isle of Man. The property is a two-storey gable-fronted building with an integrated garage, set back 7 metres from the road, with a built footprint of 141m². The main planning considerations were the effect of the proposed works on the character and appearance of the existing dwelling and on the wider street scene. Both were found to be acceptable. The application was determined under delegated powers by the Department of Environment, Food and Agriculture, with one condition attached to the permission.
The Department of Environment, Food and Agriculture approved the application on 22 September 2016. The key planning considerations were whether the two-storey extension and terrace would harm the character and appearance of the existing dwelling and whether the proposal would negatively affect the surrounding area and street scene. Both issues were resolved in favour of the applicant.
Isle of Man Strategic Plan 2007
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
Isle of Man Strategic Plan
As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
