29 June 2015 · Delegated
31, Linden Gardens, Douglas, Isle Of Man, IM2 6ab
The application sought permission to add a dormer window to the rear elevation of a mid-terrace, two-storey dwelling at 31 Linden Gardens, Douglas. The site sits within a predominantly residential area under the Isle of Man Planning Scheme (Douglas Local Plan). Several comparable rear dormers had already been approved at nearby properties in Linden Gardens, including nos. 21, 25, 26, and 39, establishing a clear local precedent. The Isle of Man Strategic Plan 2007 (General Policy 2) supports development that respects its surroundings, does not harm the character of the area or the amenity of neighbouring residents, and paragraph 8.12.1 sets out a general presumption in favour of extensions that avoid adverse impact on adjacent properties or the wider area. The proposal was judged to meet these tests.
The dormer was approved because it matched the form and scale of similar rear dormers already permitted at multiple properties in Linden Gardens, and was not considered to harm the character of the area or the amenity of neighbouring residents. The proposal was consistent with General Policy 2 of the Isle of Man Strategic Plan 2007 and the presumption in favour of residential extensions set out in paragraph 8.12.1.
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
predominantly residential use
the application site is located within a wider area of land that is designated as predominantly residential use
Isle of Man Strategic Plan 2007
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
