18 March 2021 · Delegated - Principal Planner (Chris Balmer)
Mahal, 49, Sea Cliff Road, Onchan, Isle Of Man, IM3 2jd
The site is a detached bungalow on a prominent corner plot in Onchan, with existing conservatories on the side and rear. The proposal replaces the main roof tiles with new mimic slate concrete tiles and modifies the side conservatory by replacing its hipped glazed roof with a solid flat roof plus a roof lantern above, …
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The officer assessed the proposal against General Policy 2 (GP2), which requires development to respect site surroundings in scale, form, design, and not adversely affect character, amenity, or public…
General Policy 2
GP2 permits development in line with zoning if it respects site/surroundings in siting, scale, form, design; avoids adverse impacts on townscape character, resident amenity, and public sea views; and considers energy efficiency. Officer assessed the roof replacement and conservatory alterations as compliant, given the varied streetscene and no new amenity/flood issues from existing structure modifications. The proposal's design was found acceptable despite flat roof, as it avoids contrived alternatives.
Residential Design Guidance 3.2 Potential Visual Impact of an Extension upon the Existing House
Requires extensions to appear subordinate, match roof pitch/shape (preferring pitched over flat roofs unless existing has flat/low pitch), and replicate existing features. Flat roof contravenes general preference but accepted here as deliberate design to avoid peculiar/contrived tie-in with main hipped roof, with lantern mitigating mass.
Residential Design Guidance 2019 Section 3.3 - Potential Visual Impact Upon the Streetscene/Landscape
Extensions must align with street character, spacing, and building lines, especially for prominent/grouped dwellings. Proposal fits varied Onchan streetscene of original and modernised properties on corner plot, without harming group appearance or public views.
Time limit
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.
No Highways Interest
no objections (previous comments)
Onchan District Commissioners initially unable to comment, then requested deferral, and later recommended approval. Department of Infrastructure Highways Division stated no highways interest on two occasions.
Onchan District Commissioners
No Commentat the present time there are no board meetings being held therefore they are unable to consider the above planning application.
Onchan District Commissioners
SupportThe Commissioners would recommend that the application be APPROVED for planning purposes only.
Onchan District Commissioners
No CommentThe Commissioners request that the above application be DEFERRED until further written notification on the grounds that: 'To be considered at the next meeting of the Commissioners on 8th March 2021.'
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 08.01.2021
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 10.03.2021
