17 July 2020 · Delegated - Head of Development Management (Stephen Butler)
29, The Park, Onchan, Isle Of Man, IM3 1hr
The proposal involves a two-storey extension to the rear of the existing two-storey detached house, measuring approximately 7.5m wide and projecting 5m, conjoined with the existing flat-roof extension and garage, featuring a hipped roof, smooth render and timber/cedral cladding, bi-fold doors, and casement windows.
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The officer assessed the proposal against General Policy 2 of the Strategic Plan, which requires development to respect the site and surroundings in terms of siting, layout, scale, form, design; not a…
General Policy 2
Requires development to respect site and surroundings in siting, layout, scale, form, design; not adversely affect townscape character; and not affect resident amenity. Officer assessed the rear extension's hipped roof design as matching the main house, ensuring no standout visual impact from public views, and confirmed no amenity harm via 45-degree rule and no overlooking.
Residential Design Guidance 3.2 Potential Visual Impact of an Extension upon the Existing House
Prefers pitched roofs over flat roofs, especially if publicly visible, unless matching existing flat/low pitch. The hipped roof on the publicly visible northwest elevation addresses previous refusal for flat roof, while non-visible central flat roof is acceptable.
Residential Design Guide Section 4.3 Two Storey Rear Extension
Considers neighbour amenity impacts like loss of light/overbearing, regulated by projection and 45-degree line. The extension passes the 45-degree rule, avoiding overshadowing or overbearing on neighbours.
Residential Design Guidance 5 (Architectural Details)
Addresses architectural details like windows and finishes for coherent appearance with main dwelling. Proposed casement windows, render, and cladding match the style of the existing house.
Residential Design Guidance 7 (Impact on Neighbouring Properties)
Considers neighbour impacts like overshadowing, overbearing, and overlooking. No additional vantage points created, and 45-degree compliance ensures no amenity harm.
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.
recommends approval
do not oppose this application
Onchan District Commissioners initially requested deferral but later recommended approval for planning purposes only; Highways Division has no objections as the proposal does not alter access and retains parking and storage space.
Onchan District Commissioners
SupportThe Commissioners would recommend that the application be APPROVED for planning purposes only.
Department of Infrastructure Highways Division
No ObjectionThis proposal is acceptable to highways. It does not alter the access and retains the driveway and hardstanding for car parking despite the change of use of the garage. Space is retained for bins and storage of items, such as bicycles.; Recommendation: DNO
