12 April 2022 · Delegated - Principal Planner Jason Singleton
Ravensdale, Strang Road, Union Mills, Isle Of Man, IM4 4nw
The proposal involves erecting side extensions to meet the front and east elevations of the single-storey detached dwelling, installing a new flat roof with gables (height approx. 5.45m from platform), retaining pitched bay window roofs, adding a rear flat-roof dormer matching the main roof height, and replacing a rear…
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The officer assessed impacts on the house, character/streetscene, and neighbour amenities. The side extension matches the main dwelling's style, making its design and visual impact acceptable.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, avoid adverse townscape character or resident amenity impacts. Officer assessed proposal against criteria (b), (c), (g); found side extension stylistically matching, roof/dormer mitigated for streetscene, no overlooking, thus fully compliant.
Residential Design Guide 4.8 Extension to Side Elevations
Considers visual appearance in streetscene/dwelling and neighbour amenity impacts, regulated by location/size/style; detached dwellings avoid terraced look. Officer noted similar style to main dwelling ensures acceptable visual impact without neighbour harm.
Residential Design Guide 4.10 Dormer Extensions
Addresses character/streetscene impact, overlooking; prefers pitched roofs, tile finishes, non-public visibility. Officer accepted flat-roof dormer at rear (elevated garden, matching main flat roof height/position) despite preferences, as visually reasonable.
Residential Design Guidance 5 (Architectural Details)
Covers architectural details like windows/finishes for coherent appearance. Officer implied acceptance via overall design harmony unless modern/traditional clash handled elegantly.
Residential Design Guidance 7 (Impact on Neighbouring Properties)
Assesses neighbour impacts like light loss, overbearing, overlooking/privacy. Site visit confirmed no additional overlooking from dormer beyond existing terrace.
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.
Roof design to approved drawing
The roof of the main dwelling must be built according to drawing no. 439-01 Rev B as having been received on 05th April 2022 / as dated 4th April 2022. Reason: in the interest of maintain the character of the area and the streetscene.
no objection (28/09/2021 & 24/01/2022)
no highway interest (14/09/2021)
Braddan Parish Commissioners and DOI Highways Division both raised no objections to the application in multiple consultations, including after amended plans.
Braddan Parish Commissioners
No ObjectionThe Commissioners considered the following planning applications at their last meeting on 23 September and I can confirm that they had no objection to them:- PA21/01017/B - Erection of an extension to side elevations and installation of replacement roof tiles - Ravensdale, Strang Road, Union Mills, Braddan, IM4 4NW
Braddan Parish Commissioners
No ObjectionThe Commissioners considered the following planning applications at their meeting on 6 January 2022 and I can confirm that they had no objection to any of the applications set out below:- PA21/01017/B - Erection of an extension to side elevations and installation of replacement roof tiles - Ravensdale Strang Road Union Mills Isle of Man IM4 4NW - AMENDED PLANS
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 14.09.2021
Highways Development Control
No ObjectionHighways Development Control notes the amendments uploaded on 31 December 2021 and continues to have no highway interest in this proposal.
Highways Development Control
No ObjectionHighways Development control notes the amendments uploaded on 8 April 2022 and continues to apply no highway interest to this proposal.
