19 December 2003 · Minister for Local Government and the Environment
9, Close Cowley, Douglas, Isle Of Man, IM2 2hu
The proposal was for a two-storey extension to the side gable of an end-terrace house at 9 Close Cowley, Douglas, measuring approximately 3.4m x 2.1m internally with a brick gable finish 150mm from the southern boundary, providing additional living accommodation.
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The Planning Committee refused permission because 'by virtue of its height and proximity, the proposed extension would have a dominating and daunting impact on the property to the south', noting the s…
Time limit
The development hereby permitted shall be commenced before the expiration of four years from the date of this notice.
Approved plans
This approval relates to drawing No. B2002/32 - 1 Rev B which is date-stamped 18.11.03.
no views, no adverse traffic impacts
no objection
no objection to amended scheme subject to heat/smoke detectors interlinked to mains, full opening window to lounge
Private neighbour Andrew Barton objects strongly to the two-storey extension due to its 150mm proximity to the boundary causing maintenance access issues, dominating impact, and property devaluation; statutory consultees including Highways, Douglas Borough, and Fire Service have no objections with fire safety specifying detector conditions.
Department of Transport - Highways Division
No ObjectionThe Highways Division of the Department of Transport has no views on the following application, the application having been considered and having no adverse traffic impacts.
Borough of Douglas - Borough Engineer and Surveyor's Department
No ObjectionDouglas Corporation have no objection to the proposals listed below.; 03/1523 Two-storey extension to side of dwelling (re-submission) 9 Close Cowley, Douglas
Isle of Man Fire and Rescue Service
Conditional No ObjectionMy Fire Safety Officer has examined your submitted drawing and, with the under-noted exceptions which should be incorporated into the scheme, has no objection to the scheme as proposed.
Conditions requested: As indicated on the submitted drawing, a heat detector, conforming to BS 5446: Part 2: 2003, is to be provided for the kitchen dining area.; Smoke detectors conforming to BS 5446: Part 1: 2000 should be provided for the ground floor hallway and the first floor landing areas.; All of the above detectors should be interlinked to each other and connected to the mains electrical supply.; As indicated on the submitted drawing, a full opening window should be provided for the proposed lounge.
Isle of Man Fire and Rescue Service
No CommentI do not require to appear at the review hearing provided that the previously submitted written observations made on my behalf are taken into consideration by the Planning Committee.
The original application (03/01523/B) for a two-storey side extension was refused by the Planning Committee on 12 December 2003 (confirmed on review 6 February 2004) because its height and proximity would have a dominating and daunting impact on the neighbouring property to the south. Appellant argued family housing needs, changes to address prior concerns (brick finish, construction from within curtilage, fire safety), local precedents of similar extensions without harm, and no loss of property value. Council defended the refusal focusing on the stark visual impact of the gable 150mm from the boundary, exacerbated by land fall and brick finish. Third party neighbour objected to reduced attractiveness and future maintenance access concerns. Inspector, after site visits, found the visual harm insufficient to justify refusal, noting minimal maintenance needs with brickwork and differing assessment from the Committee, recommending permission with standard time condition.
Precedent Value
This appeal shows inspectors may allow side extensions very close to boundaries (150mm) in dense suburban areas if no privacy/light loss and harm deemed insufficient, even against committee refusal; future applicants should gather neighbour questionnaires, estate agent evidence, and local precedent photos/statements, prioritising durable finishes like brick.
Inspector: R S Hawthorne
