21 May 2021 · Delegated - Principal Planner (Chris Balmer)
Conister, Hillberry Road, Onchan, Isle Of Man, IM3 3jp
The site is a two-storey detached dwelling in a residential area of Onchan, currently vacant, with existing extensions including a flat-roof dormer and garage. The proposal included extending the rear dormer (projecting above the main roof ridge), changing the hipped roof to pitched, rendering the exterior, replacing a…
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The dormer extension projects above the main roof ridge and its flat-roof design is not in keeping with the existing hipped-roof dwelling, disrupting the roof massing balance and making it a dominant …
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/form/design (b), not adversely affect character of townscape (c), and not harm amenity of residents/locality character (g). Officer found dormer fails design/scale tests by projecting above ridge and dominating; parking harms townscape by creating car park frontage; dormer overlooking harms neighbour amenity at close range.
Transport Policy 7
Requires parking per standards (2 spaces/unit, one behind building front). Existing meets standard; proposal exceeds with 6 extra spaces but officer deemed unjustified excess harms character despite permeable materials.
Residential Design Guidance 3.2 Potential Visual Impact of an Extension upon the Existing House
Extensions should appear subordinate, ridge height lower than main roof. Proposed dormer and pitched roof conversion disrupt roof massing balance, making extension dominant despite rear location.
Residential Design Guide 2019 - Dormer extensions
Dormers should not dominate, prefer pitched roofs, avoid public visibility and overlooking without mitigation. Flat-roof dormer above ridge is disproportionate, visible to neighbours, creates excessive overlooking to bedroom use.
RDG 2019 section 6.3 (Driveways and Front Gardens)
Oppose >50% front garden loss to parking to retain street character; require min space, planting retention. Proposal removes entire front garden (>100% increase), creating 'large car park' despite some tree retention.
Residential Design Guidance 7 (Impact on Neighbouring Properties)
Assess neighbour impacts like overlooking/loss of privacy. Dormer at 14m causes unacceptable overlooking intensified by habitable bedroom use.
does not oppose this application; proposal does not raise significant road safety or highway network efficiency issues and there is betterment on exit lines of sight
Multiple neighbouring residents and Onchan District Commissioners object to the application citing concerns over commercial creep from the adjacent Beehive Nursery, privacy loss, overdevelopment, increased parking, drainage issues, and inaccurate plans; Highways accepts with conditions.
Key concern: potential commercial multi-occupancy disguised as residential alterations linked to Beehive Nursery expansion
Highway Services Division
Conditional No ObjectionThe proposal is acceptable in highway terms; There is adequate visibility of 2.4 x 43m in each direction; Recommendation: DNOC
Conditions requested: conditions for access including visibility splay and internal pedestrian vehicle areas in accordance with Drawing No 2007-01 Rev A; s109(A) Highway Agreement for widening of access post planning consent
Onchan District Commissioners
Objectionrecommend refusal on the grounds of the increased roof ridge height, and the over intensive car parking for a residential dwelling; the main roof ridge tiles are slightly higher than the rear dormer; the applicant may be trying to falsely obtain a higher existing roof ridge height
Conditions requested: if approved, the use of parking at the residential property is incidental with the dwelling and that the parking is not to be used by Cronkville or Weyham
Precedent Value
No precedent value as appeal was withdrawn before any ministerial determination or analysis.
