15 October 2012 · Delegated - Senior Planning Officer (Anthony Holmes)
25, Falcon Cliff Court, Douglas, Isle Of Man, IM2 4ah
The proposal involves erecting a first floor extension on top of the existing balcony and carport on the southwest side of the three-storey end-terrace house at 25 Falcon Cliff Court, to create a sun lounge.
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The officer assessed the key issues as impact on character/appearance of the area and amenity of adjacent properties, noting the Isle of Man Strategic Plan's presumption in favour of residential exten…
Extensions to Dwellings in built up areas or sites designated for residential use
Provides general presumption in favour of extensions to existing property in built-up residential areas (not Conservation/Registered) where no adverse impact on adjacent property or surroundings. Officer applied this directly, finding the proposal compliant as a modest extension with no unacceptable harm.
General Policy 2
Permits development in accordance with zoning/plans if it respects site/surroundings (siting/layout/scale/form/design), does not adversely affect townscape/amenity/road safety, provides satisfactory standards. Officer tested proposal against multiple criteria (e.g. townscape/amenity/highways), confirming compliance due to subservient design, 12m separation to Fernleigh, no highways issue; no tension as site not sensitive (non-conservation).
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the erection of an extension to dwelling, 25 Falcon Cliff Court, Douglas as shown by 4352/1-1, 4352/Si, 4352/SK1 and 4352/EX1 all received 14th June 2012.
Materials matching
The external finishes of the extension must match those of the existing building in all respects.
no comment specified, implied no objection
does not object to this application
Multiple objection letters from Montpelier Trust (occupiers of Fernleigh House) and a resident at 1 Falcon Cliff Court strongly oppose the first floor extension due to impacts on character, amenity, privacy, overshadowing, and safety; Douglas Corporation states no objection.
Key concern: impact on character and appearance of Falcon Cliff Court and overbearing relationship to Fernleigh House
Douglas Corporation
No ObjectionDouglas Corporation have no objection to the proposals listed below.
Montpelier (Trust and Corporate) Services Limited
Objectionformally objects to the above planning application; the proposed development will represent an extension of the terrace with a structure appearing no different to those previously proposed and refused; The proximity of the boundary line of the proposed development means that it will overshadow the Fernleigh House property; It is respectfully submitted that the concerns which led the Minister to refuse the previous application... apply to the proposed First Floor extension over carport
Mrs E J Ogden of 1 Falcon Cliff Court
ObjectionI write to register my objection to the above planning application; The application is totally out of character of the neighbourhood; I would respectfully refer the Planning Committee to previous applications... which were refused
The original application PA 01/751/18 sought approval in principle for a new dwelling on garden land at the end of a terrace in Falcon Cliff Court, refused by the Planning Committee on 15 October 2001 for adversely affecting the outlook, privacy, sense of space around nearby buildings, and the overall character of the mature residential area. The appellant argued the proposal would match the existing terrace, have no adverse traffic or amenity impacts, and fit the site's unique location. Third parties including residents, MTM (occupiers of Fernleigh House), and Douglas Corporation objected on grounds of overdevelopment, disruption to estate character, construction disruption, engineering challenges due to steep slope, and consistency with prior refusals on the site. The inspector conducted a site inspection and concluded the development would unacceptably extend the terrace length, erode important open space, and create a dominating relationship with the lower-lying Fernleigh House, recommending dismissal which was followed.
Precedent Value
This appeal demonstrates that in mature, complete terraced estates, infill development eroding strategic open spaces will be resisted even if matching design, particularly where it dominates adjacent lower properties. Future applicants must provide detailed engineering solutions for constrained sites and differentiate from prior refusals/withdrawn appeals.
Inspector: J Trevor Graham
