26 May 2021 · Delegated - Principal Planner (Chris Balmer)
4, Third Avenue, Onchan, Isle Of Man, IM3 4na
The site is the curtilage of a two-storey mid-terrace house in a predominantly residential area of Onchan, with existing single-storey rear extensions on neighbouring properties at Nos. 2 and 6.
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The officer assessed the proposal against General Policy 2 of the Strategic Plan, which permits development in residential areas that respects the site and surroundings in terms of siting, layout, sca…
General Policy 2
GP2 permits development in accordance with land-use zoning that respects site/surroundings in siting, layout, scale, form, design; does not adversely affect landscape/townscape character or local residents' amenity. The officer tested the rear extension's design, scale, and neighbour impacts, finding it compliant due to similar style to dwelling, matching neighbour projections, single-storey height, and no side openings. This tipped the balance in favour of approval in the residential zone.
Residential Design Guidance 3.2 Potential Visual Impact of an Extension upon the Existing House
Prefers pitched roofs over flat/low-pitched when publicly visible, but allows exceptions for matching existing property designs. The mono-pitched roof was accepted as matching the site's existing small mono-pitched extension being replaced.
Type A: Uplands
Considers neighbour amenity impacts like loss of light/overbearing, especially 'tunnel effect' in terraces; regulated by depth/projection. Proposal's depth similar to neighbours avoided these issues in mid-terrace context.
Residential Design Guidance 5 (Architectural Details)
Addresses architectural details like windows and finishes for coherent appearance with main dwelling. Extension design matches main house style.
Residential Design Guidance 7 (Impact on Neighbouring Properties)
Considers neighbour impacts: loss of light/overshadowing, overbearing, overlooking/privacy loss. Single-storey at same level, no side openings, and similar projection ensured no adverse effects.
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.
does not oppose this application
no highway interest in this application
no flood risk management interest in this application
Three consultees (DOI Flood Risk Management, Onchan District Commissioners, and DOI Highways) all indicated no objections or support for the application with no conditions requested.
Department of Infrastructure (DOI) Flood Risk Management Division
No ObjectionNFRMI; No Flood Risk Management interest
Onchan District Commissioners
SupportThe Commissioners would recommend that the application be APPROVED for planning purposes only.
Department of Infrastructure (DOI) Highways Division
No ObjectionNHI; No Highways Interest
