1 November 2024 · Delegated
15, Hatfield Grove, Douglas, Isle Of Man, IM1 3he
This application sought permission to demolish an existing single-storey rear extension at 15 Hatfield Grove, Douglas, and replace it with a two-storey rear extension. The Department of Environment, Food and Agriculture refused the application on 1 November 2024. The key concern was that the scale of the two-storey extension would overshadow and bear down on neighbouring properties, causing unacceptable harm to their amenity. The proposal was found not to comply with General Policy 2(g) of the Strategic Plan and Section 6 of the Residential Design Guide, which set out standards for protecting the living conditions of neighbouring residents.
The application was refused because the proposed two-storey rear extension would cause overshadowing and an overbearing impact on neighbouring properties, harming their amenity. The proposal was found not to comply with the relevant residential design policies.
Refusal Reasons
General Policy 2 (g) of the Strategic Plan
overshadowing and overbearing impact
Strategic Policy 4 (a)
Isle of Man Strategic Plan 2016
General Policy 2 (b)
Isle of Man Strategic Plan 2016
Environment Policy 34
Isle of Man Strategic Plan 2016
Environment Policy 34: In the maintenance, alteration or extension of pre -1920 buildings, the use of traditional materials will be preferred. 7.29 Development within Conservation Areas 7.29.1 Conservation Areas are designated where the Department is satisfied that there is an area of special architectural or historic interest, the character of which it is desirable to preserve or enhance. Accordingly, the Department will; i. appraise and review existing Conservation Areas; and ii. designate new Conservation Areas where Conservation Area appraisals have revealed individual areas to be worthy of such status. 7.29.2 Development proposals within Conservation Areas will be expected either to preserve or enhance their character or appearanc e. Development proposals should be in accordance with the Department's conservation policies set out in Planning Policy Statement 1/01, "Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man." There is generally gra nt assistance available to help in the use of appropriate materials and positive and appropriate development within Conservation Areas.
Environment Policy 35
Isle of Man Strategic Plan 2016
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.
