17 November 2023 · Delegated - Head of Development Management (Stephen Butler)
55, Bemahague Avenue, Onchan, Isle Of Man, IM3 4ap
The proposal involves removing the current rear porch and building a single storey full-width rear extension measuring 4.68m wide, 3.65m deep, 2.63m high to eaves, and 3.87m high to ridge under a mono-pitch roof, finished with matching rendered walls and Double Roman roof tiles, including rooflights, a rear window, and…
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The officer assessed the proposal against General Policy 2 (b and c) requiring extensions to reflect and enhance the appearance of the existing property in scale, design, and materials, and found it a…
General Policy 2
Requires development to reflect and enhance the appearance of existing properties in scale, design, and materials without adverse impact on adjoining properties or streetscene (b,c,g). Officer tested the single storey rear extension's mono-pitch roof, matching render and tiles, and modest projection, finding it subordinate and screened unlike prior refused schemes.
Environment Policy 22
Referenced in decision reasons (iii) alongside GP2; officer concluded overall compliance without detailing specific tests, focusing on residential extension standards.
Community Policy 7
Addresses reducing fire outbreak risk; officer noted no new issues from extension to existing dwelling.
Community Policy 11
Addresses preventing criminal activity; officer found no changes or new issues.
Infrastructure Policy 5
Concerns water conservation; officer noted no increase in water usage or new runoff issues.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
no highway interest in the application
Highway Services has no interest in the application; Onchan District Commissioners recommend refusal due to non-compliance with Residential Design Guide; a neighbour objects on loss of light grounds.
Key concern: Does not comply with the Residential Design Guide 2021, Section 4.6.5
Highway Services HDC
No ObjectionHighway Services HDC has no interest (NHI) in: ... · 23/01123/B
Onchan District Commissioners
ObjectionThe Commissioners continue to recommend that the application be REFUSED on the following grounds: 'Does not comply with the Residential Design Guide 2021, Section 4.6.5.'
