14 January 2008 · Delegated - Director of Planning and Building Control (M. I. McCauley)
24, Harcroft Meadow, New Castletown Road, Douglas, Isle Of Man, IM2 1js
The proposal was for a two-storey extension projecting 3.1m from the side of a semi-detached house, measuring 8.65m in length and 7.2m to ridge height (0.25m lower than existing), with matching materials, providing ground floor garage/utility and first floor bedroom/en-suite.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer assessed impact on visual amenities of street scene (acceptable as subservient and matching materials) but focused on harm to No.25 Harcroft Meadow: extension to south-east reduces separat…
General Policy 2
Requires development to respect amenity of adjoining properties. Officer found proposal fails as it causes demonstrable harm to No.25 via overshadowing etc. Appellant argued compliance given design precedents and minimal additional shadow, but Inspector disagreed due to gable mass and proximity.
Paragraph 8.12.1 of the Isle of Man Strategic Plan
Presumption in favour of extensions in built-up areas if no adverse impact on adjacent property or area. Officer/planning authority concluded significant harm to No.25 amenity from projection reducing separation to 2.8m, causing overshadowing/overbearingness; Inspector confirmed this outweighs presumption.
Do not oppose
No objection
Douglas Corporation and Highways Division have no objection to application 07/02007/B, while a neighbouring resident objects due to concerns over overshadowing and land subsidence.
Key concern: overshadowing of neighbouring property
Douglas Corporation
No ObjectionDouglas Corporation have no objection to the proposals listed below.; 07/02007/B Erection of a two storey extension to side elevation to provide garage and additional living accommodation, 24 Harcroft Meadow
Department of Transport, Highways Division
No ObjectionDo not oppose; Two off street parking spaces exist to the front of 24 Harcroft Meadow.
Dawn Edge
ObjectionPlease note my objection.; I ask that you refuse the application on the grounds that this is an unsuitable extension for this location.
Dawn Edge
ObjectionI ask that you refuse the application on the grounds that this is an unsuitable extension for this location.
The original application for a two-storey side extension was refused due to harm to the amenities of No 25 Harcroft Meadow from overshadowing, loss of light, visual intrusion and overbearingness. Appellants argued minimal additional overshadowing, precedent extensions in the estate, neighbour consultation, and compliance with policy presuming in favour of extensions. The council defended the refusal citing significant reduction in separation distance to 2.8m, resulting in overshadowing and overbearing impact. Inspector found the extension would cast shadows and its unrelieved 7m gable mass within 2m of the boundary would be overbearing and oppressive, recommending dismissal. Neighbour Miss D Edge objected to overshadowing.
Precedent Value
Demonstrates that even modest side extensions reducing separation to ~2.8m with tall imperforate gables will likely fail if south-facing habitable windows nearby, regardless of angles or precedents. Future applicants must prioritise neighbour amenity with greater setbacks or design breaks in gable mass.
Inspector: Michael Hurley
