24 October 2011 · Minister for Infrastructure (following appeal dismissal by independent inspector Ruth V MacKenzie)
Bibaloe View, 68, Groudle Road, Onchan, Isle Of Man, IM3 2ez
The proposal involved erecting a two-storey rear extension to extend the master bedroom on the lower ground floor and lounge/sunroom on the upper floor at Bibaloe View, a large detached house in a row of six similar premium dwellings on one-acre plots off Groudle Road, Onchan.
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 recommended approval as the extension is subservient, partially visible but not harmful to visual amenities from higher Groudle Road, and due to significant distances (20m to No.70 boundar…
General Policy 2
Seeks to prevent extensions having adverse impact on adjoining property or surrounding area in built-up zones. Officer and inspector assessed no demonstrable harm due to distances exceeding 20m standard, complying with criterion (g) on residential amenities.
Policy O/RES/P/21 of the Onchan Local Plan (Planning Circular 1/2000)
Presumption in favour of residential extensions appropriate in scale, massing, design, appearance and impact on adjacent property in proposed predominantly residential zone. Extension deemed appropriate as subservient, matching materials, no harm from significant separations despite facing windows.
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 two storey rear extension as shown in drawing numbers 515-01 and 515-02 date stamped 14th September 2011.
recommend that the application be approved
do not oppose, has no adverse traffic management, parking or road safety implications
proposal is minor extension sympathetic in scale, distances far beyond standards, no harm to privacy/light/shadowing
The original application (11/01271/B) for a two-storey rear extension to the dwelling was approved by the Director of Planning and Building Control on 20 October 2011, despite objections from the neighbour at No. 70 regarding overlooking and privacy. The neighbour appealed, arguing procedural breaches, policy non-compliance, and significant privacy loss due to additional windows overlooking their patio, bedroom, and kitchen from distances of 20-34m. The applicant and Planning Authority defended the approval, citing compliance with policies O/RES/P/21 and General Policy 2, adequate separation distances exceeding 20m, and no demonstrable harm. The Inspector, after an inquiry and site visit, found no unacceptable harm to living conditions at No. 70, supported the policies, and recommended dismissing the appeal. The Minister concurred, confirming approval subject to two conditions.
Precedent Value
Appeals against approvals for residential extensions in low-density areas will likely fail unless demonstrable harm to amenities proven via evidence; standard separation distances (20m) apply regardless of property value; site notices on gates acceptable if no disadvantage shown.
Inspector: Ruth V MacKenzie
