13 March 2009 · Delegated
8, Mountain View, Douglas, Isle Of Man, IM2 5hu
The application sought permission to extend the rear ground floor of a two-storey detached house in a residential cul-de-sac in Douglas. The extension, measuring approximately 8.5m long, 3.8m wide, and 3.9m high, would feature a lean-to roof with three roof lights and white uPVC windows and doors matching the existing property. The site falls within a 'Predominantly Residential Use' area under the Douglas North Local Plan. The key planning issues assessed were the impact on the visual amenity of the locality, the potential for overlooking of neighbouring properties, and whether the extension would be in keeping with the street scene. The officer concluded that the distance between neighbouring properties and the rear location of the extension meant these concerns were not raised to a level that would justify refusal, and the proposal was found to comply with General Policy 2 of the Isle of Man Strategic Plan 2007 and the plan's general presumption in favour of residential extensions that do not harm adjacent properties or the surrounding area.
The extension was approved because it was considered not to harm the visual amenity of the locality, not to cause unacceptable overlooking given the distances between properties, and to be in keeping with the character of the area. The proposal met the requirements of General Policy 2 and the Isle of Man Strategic Plan's presumption in favour of residential extensions where no adverse impact on neighbours or the wider area is identified.
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
Extensions to Dwellings in built up areas or sites designated for residential use
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 permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This approval relates to the submitted drawings 1.7146-001-00, 1.7146-002-00, 1.7146-102-01 Rev A, 1.7146-101-02 Rev B all received on 14th January, 2009.
Condition 3
No facing and roofing material shall be used other than materials similar to those used on the existing building.
Condition 4
There must be no discharge of surface water to the main foul sewer.
