13 October 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 single storey side extension measuring 3.1m wide, 8.7m long and 4.8m high to ridge at No.24 Harcroft Meadow, a residential cul-de-sac in Douglas, using materials to match the existing house. This followed refusal of a previous two-storey version (07/2007/B) due to neighbour amenity harm.
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The officer identified two key issues: impact on street scene visual amenities and neighbour amenity at No.25 Harcroft Meadow.
General Policy 2
Requires development to respect amenity and character. Officer assessed proposal compliant as no significant harm to street scene or No.25 amenities. Single storey design and lower levels tipped balance from prior refusal.
Extensions to Dwellings in built up areas or sites designated for residential use
Presumption in favour of extensions in built-up areas without adverse impact on adjacent properties or surroundings. Tested against neighbour separation (2.8m to windows), height, levels; found no demonstrable harm unlike two-storey scheme.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This permission relates to the erection of a single storey extension as shown in drawing number 07/5012/1(b) date stamped 10th July 2008.
Materials approval
No facing and roofing materials shall be used other than materials similar to those used on the existing building.
Drainage
There must be no discharge of surface water to the main foul sewer.
Do not oppose
No objection
No objection in principle subject to no surface water to foul sewer
Douglas Borough Engineer and Surveyor, Douglas Drainage Services, and Highways Division all indicate no objection to application 08/01323/B for erection of extension at 24 Harcroft Meadow, with Douglas Drainage requesting a specific condition on surface water discharge.
Borough of Douglas Engineer and Surveyor's Department
No ObjectionDouglas Corporation have no objection to the proposals listed below.
Douglas Drainage Services
Conditional No ObjectionNo Objection in Principle subject to:-; It should be noted that it is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses.
Conditions requested: There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.
Highways Division
No ObjectionDo not oppose
The original 2-storey side extension (07/2007/B) was refused and dismissed on appeal due to overbearing impact and overshadowing on No 25 Harcroft Meadow. A subsequent single storey extension (08/01323/B) was permitted by the planning authority, prompting a third-party appeal by neighbour Ms D Edge citing overbearing/overshadowing, unnecessity, disruption, and visual harm. Appellants Mr & Mrs Kelly defended via statements, emphasising design consistency with original development plans, reduced impact of single storey, and officer support. However, the provided inspector's report (for the 2-storey scheme) found significant overbearing and overshadowing harm, recommending dismissal. No inspector's decision for the single storey appeal is documented; portal indicates permission was ultimately granted.
Precedent Value
Even with estate design allowances and single storey reduction, close proximity (<3m to windows) with significant projection/mass can fail on overbearing/overshadowing; future applicants should prioritise distance, perforations, or landscaping buffers over angle calculations.
Inspector: Michael Hurley
