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This Planning Statement has been prepared by Ste Stanley, Chartered Member of the Royal Town Planning Institute
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Planning Statement
Proposed Installation of Window and Associated Works to Replace Existing Single Garage Door, 38 Whitebridge Road, Onchan
This planning statement supports an application for external alterations to 38 Whitebridge Road, Onchan, comprising the removal of the existing garage door and replacement with a window and dash-rendered blockwork to match the existing dwelling. The integral garage has already been converted internally into a utility room. The application seeks to regularise the external appearance in line with this internal change.
The property is located within a residential area, is not a registered building, and does not fall within a Conservation Area. The works are minor in scale and relate solely to the front elevation.
• Removal of the existing garage door. • Installation of a window consistent with the scale and style of existing windows. • Infill of surrounding wall using blockwork with a dash render finish to match the rest of the dwelling. • No increase in footprint or height. • At least two off-street parking spaces will be retained on the existing driveway.
The proposed works are modest and visually sympathetic. The design has been informed by the need to retain residential character and respect the form and style of the property. The use of matching render and a window of similar proportions ensures the appearance is coherent and well-integrated.
By removing a blank garage door and introducing a domestic-scale window, the front elevation becomes more attractive and better reflects the dwelling’s internal layout. The alterations have no negative impact on the wider streetscape and are appropriate in the context of similar residential properties in the area.
There are no adverse impacts on neighbouring amenity. The proposal does not introduce any new windows facing private amenity space, nor does it result in any increase in scale, height or bulk. There will be no overshadowing, overlooking, or overbearing impacts as a result of the proposed works.
The conversion of the garage has not resulted in the loss of parking provision. The existing driveway comfortably accommodates at least two vehicles, which is sufficient for a property of this size and in accordance with the Strategic Plan requirements. There is no change to access arrangements, and the proposal does not generate additional traffic or require on-street parking.
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The proposal has been assessed against the relevant provisions of the Isle of Man planning framework and is compliant for the following reasons:
• Isle of Man Strategic Plan 2016
o General Policy 2 – The proposal respects the character of the site and surroundings in terms of scale, siting and design. There are no adverse impacts on amenity or highway safety, and adequate parking is retained. o Strategic Policy 5 – The design makes a positive contribution to the built environment through high-quality, context-sensitive detailing and appropriate materials.
• Area Plan for the East
o The proposal aligns with the Plan’s objective of improving design quality across the East, particularly in residential areas. It maintains the established character of the area and represents a minor but positive enhancement to the streetscene.
• Residential Design Guide (2021)
o The works follow best practice outlined in the guide for householder extensions and alterations. The proposal addresses visual impact, neighbour amenity, and parking provision, all of which are key considerations in the guide. The infill design and new window avoid dominating the frontage, blend with existing materials, and improve the elevation’s residential character.
The proposed external alterations are modest in scale and nature and are designed to integrate seamlessly with the existing dwelling. The appearance will be improved, no neighbouring amenity is harmed, and off-street parking provision is retained. The scheme complies with the Strategic Plan, the Area Plan for the East, and the Residential Design Guide, and it meets the relevant criteria for a high- quality, appropriate development in a residential area.
It is respectfully requested that the application be approved.
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