8 April 2011 · Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
12, Howe Road, Onchan, Isle Of Man, IM3 2bb
The proposal involves extensions to an existing detached dwelling on a sloping site in a residential area: a 2.3m x 1.6m front porch with flat roof, a 2.6m x 5.4m side extension with pitched roof, a rear conservatory (4.2m x 2.6m) at upper ground floor with bedroom extension below, and a 2.6m x 2.6m balcony, plus incre…
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The officer assessed the proposal against General Policy 2, focusing on impact on neighbours, surrounding area, and highways.
General Policy 2
Requires consideration of impact on neighbouring properties, surrounding area, and highways. Officer assessed extensions as not overbearing/loss of light, overlooking acceptable due to precedents/site characteristics, in keeping with residential area, and highways compliant post-amendments.
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 alterations and extensions to dwelling and creation of additional vehicular access and hard standing, as shown in drawing numbers 01 and 02, date stamped 26 January 2011, in addition to drawing number 03A, date stamped 7 March 2011.
Obscure glazing
The windows in the west elevation of the conservatory, facing number 10 Howe Road must be obscure glazed to at least Level 5 of Pilkington's guide to obscuration or equivalent and shall be retained as such thereafter.
Do not oppose. Has no adverse traffic management, parking or road safety implications (after deferral and amended plans).
Approve / recommend approved for planning purposes only.
No objection subject to no surface water to foul drainage and protection of public sewer crossing site.
Water Authority Drainage Division raised no objection subject to conditions on surface water discharge and public sewer protection; Highways Division initially deferred due to missing visibility splays but later issued no opposition; Onchan District Commissioners recommended approval.
Key concern: No visibility splays shown on drawings for proposed access
Drainage Division, Isle of Man Water and Sewerage Authority
Conditional No ObjectionNo Objection: - subject to the following conditions; Public sewerage crosses this site
Conditions requested: There must be NO discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Isle of Man Water & Sewerage Authority, Drainage Division and the Sewerage Act 1999; The line of the sewer(s) must be identified before development work commences. The sewer(s) must be fully protected whilst all building works are being carried out. No part of the proposed development may be constructed, nor any trees planted, within three metres of any public sewer either at the time of construction or at any time in the future
Highways Division
No ObjectionDefer | No visibility splays shown on drawings for proposed access; Do not oppose 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
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only
The original application for alterations including a porch, garage, and lower ground floor extension with conservatory and balcony was partially approved for the porch and garage, but refused by the Planning Committee for the extension due to privacy and enclosure impacts on No. 8 Howe Road. The appellant argued the extension provides needed space, has minimal impact due to level differences and conservatory screening, and is in character with local terraces and views. The Council defended refusal on grounds of decreased privacy, overlooking, and enclosure from breaching the rear building line. The Inspector found overlooking mutual and marginal, enclosure effect minor due to pitched roof and spacing, and recommended allowance. Permission granted subject to existing conditions.
Precedent Value
This appeal demonstrates that minor additional overlooking and enclosure in sloping sites with mutual visibility can be acceptable if screened and in character with locality. Future applicants should emphasise topography, precedents, and design mitigations like blank walls and roofs.
Inspector: C. A. Jenkins
