Erection of first floor extension above existing ground floor rear extension; installation of dormer window to rear roof slope.

Refusal Reasons

• ✕The proposed development involving the erection of the first floor flat-roofed rear extension is unacceptable because it would result in a poorly designed addition to the existing end terraced dwelling contrary to the advice contained in paragraph 4.7.8 of the 2021 Residential Design Guide (RDG) advises: "4.7.8 Poorly designed/finished flat roofed extension are likely to be resisted. Replicating existing poor designed/finished extension either already being found at the property and/or neighbouring properties is not a reason to allow further inappropriate flat roofed extension." Whilst the extension proposed to be added to the rear of No. 40 would be located in an unobtrusive area, and a precedent has been set at No. 36 St German's Place, it is noted that this extension preceded the 2021 Residential Design Guide. As such, the proposed first floor, flat-roofed, extension to the rear of No. 40 St German's Place would be unacceptable and would be contrary to the advice contained in paragraphs 4.7.6 to 4.7.8 in the 2021 Residential Design Guide; and, to the provisions of Policy GP2 b) and c) in the Isle of Man Strategic Plan 2016.
• ✕The proposed first floor extension is unacceptable because it would be sited along the common boundary with the attached terraced dwelling at No. 38 St German's Place to the south-west side of this neighbouring dwelling. This would block daylight to windows in the ground and first floor rear elevation of this neighbouring dwelling and would appear as an overbearing addition in terms of the relationship between the extension and the rear aspect of No. 38. Whilst the No. 36 first floor rear extension was approved, this extension is located to the north-west of Nos.38 and 40, and is on the side of the rear of No. 36 St German's Place furthest from No. 38 - it is not on the common boundary between these two properties, whereas the extension proposed to be added to No 40 would be. The location of the No. 40 extension would be to the south-west of No. 38, hence the proposals would result in both an overbearing impact and loss of light to and outlook from the rear of No. 38. This is unacceptable and as such, the proposal would be contrary to the advice contained in - paragraphs 4.6.1 to 4.6.12 in the 2021 Residential Design Guide. It would also fail to accord with the provisions of Policies GP2 g) and ENV23 in the Isle of Man Strategic Plan 2016.
• ✕The proposed insertion of a dormer window in the rear roof-slope is unacceptable because it would result in an incongruous feature which would be out of character and keeping with the site and surroundings contrary to the advice contained in paragraphs 4.10.3 to 4.10.6 in the 2021 Residential Design Guide, and to the provisions of Policy GP2 b) and c) in the Isle of Man Strategic Plan 2016. Furthermore, it would directly face the rear aspect and overlook the rear garden area of the 2-storey, neighbouring dwelling at No. 19 Creggan's Avenue; and, to a lesser extent the rear aspects and gardens of the neighbouring dwellings at No. 17 and 21 Creggan's Avenue, resulting in the potential for overlooking and loss of privacy to occupants of these neighbouring residential properties to an unacceptable degree. This would be contrary to the advice contained in paragraphs 4.10.3 to 4.10.6 in the 2021 Residential Design Guide, and to the provisions of Policy GP2 g) and ENV23 in the Isle of Man Strategic Plan 2016.