17 July 2014 · Senior Planning Officer (delegated authority)
54, Meadow Crescent, Douglas, Isle Of Man, IM2 1nl
The site is the residential curtilage of a two-storey semi-detached house in a residential area of Douglas, not in a conservation area. The proposal raises the garage roof ridge by 0.6 metres and alters the rear roof angle to provide extra living space, without changing the footprint, and includes a first-floor window …
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The officer assessed the proposal against General Policy 2 of the Isle of Man Strategic Plan 2007, focusing on visual amenities and neighbour impact.
General Policy 2
GP2 permits development in line with zoning if it respects site/surroundings in siting, scale, form, design; does not harm landscape/townscape character, amenities, or privacy; and provides satisfactory standards. The officer tested the roof raise against criteria (b) form/design, (c) townscape character, and (g) neighbour amenities, finding compliance due to minimal visual changes, boundary screening, and reduced mass versus existing house.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Obscure glazing
Obscure glazing (Pilkington level 5 or equivalent) shall be installed in the north west elevation of the upper floor bedroom window and shall be maintained as such thereafter. Reason: To preserve the amenities of the occupants of the adjacent dwelling.
no objection
no objection
Douglas Borough Council and Highways both have no objection to application 14/00655/B for replacement and raising of garage roof to provide additional living accommodation at 54 Meadow Crescent, Douglas.
Douglas Borough Council
No ObjectionDouglas Borough Council have no objection to the proposals listed below.; 14/00655/B Replacement and raising garage roof to provide additional living accommodation, 54 Meadow Crescent
Highways
No ObjectionDo not oppose
The original application for a two-storey extension over an existing garage/utility and rear extension was approved by the planning authority, despite a prior refusal for a flat-roofed version due to design concerns. Neighbours at No 3 Horseshoe Avenue appealed, arguing unacceptable noise, loss of privacy, and setting a precedent. Applicants justified the need for family space and noted revisions addressing prior refusal reasons. The inspector found the design incongruous, conflicting with General Policy 2 by not respecting the house's scale, form, and design, and causing unacceptable overlooking and privacy loss to No 3 Horseshoe Avenue. The appeal was dismissed, with permission refused on both design and amenity grounds.
Precedent Value
This appeal shows third parties can successfully overturn approvals on design incongruity and neighbour amenity harms, even if council recommended permission; future applicants must ensure extensions harmonise fully with host building form and avoid any overlooking in angled plot configurations.
Inspector: Graham Self MA MSc FRTPI
