14 May 2012 · Delegated - Senior Planning Officer (Anthony Holmes)
50, Wybourn Drive, Onchan, Isle Of Man, IM3 4an
The site is a small two-bedroom detached bungalow on a narrow but deep plot in a residential neighbourhood of Onchan with varying property sizes, styles including bungalows, chalet bungalows and two-storey dwellings.
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The officer considered three main issues: public amenity/street scene, private amenity of neighbours, and highway safety. For street scene, the majority of the extension is to the rear away from the f…
Policy O/RES/P/21 of the Onchan Local Plan (Planning Circular 1/2000)
Requires extensions/alterations to residential property to be appropriate in scale, massing, design, appearance and impact on adjacent property. Officer assessed the revised rear extension as compliant due to reduced scale, integrated pitched roof design matching existing, minimal street scene impact and acceptable neighbour amenity via glazing/layout.
General Policy 2
Permits development in line with zoning if it respects site/surroundings (scale/layout/form/design), avoids adverse amenity/character impacts, provides parking and no highway harm. Officer found proposal complies especially para 8.12.1 presumption for extensions in built-up areas without adverse adjacent/area impact; tested via street scene (limited), amenity (overlooking addressed) and highways (unchanged).
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to drawing no. SM12/275/1 and SM12/275/2 date stamped the 22nd March 2012.
Obscure glazing
The glass in first floor bathroom and dressing room must be glazed and maintained thereafter using frosted glass. The level of obscuration used must be no less than level 5 as detailed on the Pilkington's textured glass range or equivalent.
recommend that the planning application be approved
do not oppose the planning application
Resident objections and supporting reports raise concerns about privacy loss, overshadowing, and visual intrusion from the proposed extension, while statutory consultees Highways Division and Onchan District Commissioners recommend approval with no conditions.
Highways Division
SupportRecommend approval has no adverse traffic management, parking or road safety implications
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only.
The original application for alterations and a two-storey rear extension to the bungalow was approved by the Planning Authority despite a prior refusal of a larger scheme (11/01283/B) on grounds of street scene and neighbour privacy. Neighbours at Nos 48 and 52 appealed, arguing overlooking, loss of privacy, light, and sunlight, and obtrusiveness. The applicant and authority defended the revised, smaller design as compliant with policies and addressing prior concerns. The inspector found no adverse impact on street scene or neighbours' living conditions after detailed assessment of visibility, sunlight, light, privacy, and obtrusiveness, recommending dismissal. The Minister accepted this, confirming approval subject to conditions including obscure glazing.
Precedent Value
Demonstrates appeals against approvals are rarely successful; inspectors prioritise material planning harm over neighbour amenity preferences in compliant suburban extensions. Future applicants should ensure designs mitigate prior refusals precisely and use conditions for privacy.
Inspector: Ruth V MacKenzie BA(Hons) NRTPI
