30 May 2017 · Delegated - Senior Planning Officer Sarah Corlett
33, Cronk Avenue, Onchan, Isle Of Man, IM3 3df
The proposal involves adding a pitched roof gabled dormer, measuring 2.9m wide x 3m pitch x 2m eaves height, set back 400mm from the main eaves and extending to the ridge, on the north-facing roof of an existing one-and-a-half storey link-detached house.
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The officer considered the main issues to be the effect on the character and appearance of the host dwelling and street scene, and the impact on living conditions at No. 35 to the north.
Policy O/RES/P/21 of the Onchan Local Plan (Planning Circular 1/2000)
Onchan Local Plan policy states extensions and alterations will generally not be opposed where appropriate in terms of scale, massing, design, appearance and impact on adjacent property. Paragraph 8.12.1 establishes a general presumption in favour of extensions in built-up areas not controlled by conservation policies, provided no adverse impact on adjacent property or surrounding area. The officer assessed the dormer as compliant, with scale and design fitting the varied street scene and no material harm.
General Policy 2
Requires development to respect site and surroundings in siting, layout, scale, form, design (b); not adversely affect character of surrounding landscape or townscape (c); and not adversely affect amenity of residents or locality character (g). The officer explicitly found compliance with (b), (c) and (g), as the dormer respects the varied residential context and amenities are safeguarded by condition.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Obscure glazing
The proposed dormer window shall be glazed with obscure glass to Pilkington Level 5 or equivalent and permanently retained as such. Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.
recommend that the application is approved
no highways implications
Onchan District Commissioners recommend approval of the roof dormer application. Department of Infrastructure (DOI) Highways Division has no highways interest.
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only.
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 24-3-17
