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25/90472/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90472/B Applicant : Mr Bryan O'Connor Proposal : Replacement of garage door with window Site Address : Mayfield 38 Whitebridge Road Onchan Isle Of Man IM3 4HR
Senior Planning Officer: Mrs Louise Phillips Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 01.07.2025 __
Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
C 1. 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.
C 2. The new window and all other external facing materials to be used on the development hereby approved shall match those of the existing building.
Reason: In the interests of the character and appearance of the site and surrounding area.
This application has been recommended for approval for the following reason. The proposed development would cause no harm to the character and appearance of the area or to the living conditions of neighbouring occupiers; and the application property would continue to have adequate parking space. The proposal would therefore comply with the relevant policies of the Development Plan.
Plans/Drawings/Information;
This approval relates to the following drawing numbers:
o 01 __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
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25/90472/B
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o Onchan District Commissioners: No objection. __
Officer’s Report
1.0 THE SITE
1.1 The application relates to a detached house with an attached single garage on the south side of Whitebridge Road, Onchan.
2.0 THE PROPOSAL
2.1 It is proposed to replace the existing garage door on the front elevation with a white uPVC window. The new window and the surrounding dashed render finish to the wall would match the main house. It is stated that the garage has already been converted internally to a utility room. The proposed window would serve that room and align the external appearance of the house with its internal layout.
3.0 PLANNING POLICY
Site Specific 3.1 The site is not within a Conservation Area and there are no Registered Buildings, Registered Trees or Registered Tree Areas in the vicinity. The site is not at risk of flooding.
Area Plan for the East 2020 3.2 The site is within a predominantly residential area.
Isle of Man Strategic Plan 2016 3.3 Strategic Policies 3(b) and 5 concern the protection of local character and the environment.
3.4 General Policy 2 provides that development in accordance with land use zoning and other relevant proposals and policies of the Development Plan will normally be permitted subject to certain criteria, including those below which are relevant to this proposal. The development should:
(b) respect the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) not affect adversely the character of the surrounding landscape or townscape; (g) not affect adversely the amenity of local residents or the character of the locality; and (h) provide satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space.
3.5 Transport Policy 7 requires new development to meet current parking standards.
4.0 OTHER MATERIAL CONSIDERATIONS
4.1 Residential Design Guide and Manual for Manx Roads.
5.0 PLANNING HISTORY
5.1 There is no planning history associated with this property.
6.0 REPRESENTATIONS
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25/90472/B
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6.1 Onchan District Commissioners "...recommend that the application be APPROVED for planning purposes only" (23/05/25).
6.2 Highways Services was consulted on 8 May 2025 but, at the time this report was drafted, no comments had been received.
7.0 ASSESSMENT
7.1 The application site is in a location where the proposed development is acceptable in principle, subject to compliance with other relevant criteria. Therefore, the main issues are its effect upon the character and appearance of the area; its effect upon the living conditions of neighbouring occupiers; and whether adequate parking space would remain.
Character and Appearance 7.2 The relevant stretch of Whitebridge Road is composed primarily of detached and semi- detached houses. These are of different styles and, while many have a garage, these are not distinctive features. Consequently, the replacement of the garage door with a window at the application site, finished to match the main house, would have no detrimental impact upon the character and appearance of the area. The proposed development would therefore comply with Strategic Policies 3(b) and 5 and with General Policy 2(b) and (c) of the Strategic Plan.
Living Conditions 7.3 The new window would face the road and would not overlook the properties to either side. There would be no other effects upon the living conditions of neighbouring occupiers and so the proposed development would comply with General Policy 2(g) of the Strategic Plan.
Parking 7.4 Appendix 7 of the Strategic Plan sets out the current parking standards to be applied to new development. Residential development is expected to be provided with two off-road spaces per unit. The driveway at the application site can comfortably accommodate two vehicles and so there is adequate parking space without the garage. Therefore, the requirements of General Policy 2(h) and Transport Policy 7 of the Strategic Plan would be met.
8.0 CONCLUSION
8.1 For the reasons given above, the proposed development would cause no harm to the character and appearance of the area or to the living conditions of neighbouring occupiers. The application property would also continue to have adequate parking space. The proposal would therefore comply with the relevant policies of the Development Plan and so it is recommended for approval.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
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25/90472/B
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9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative. __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted
Date: 02.07.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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