18 January 2022 · Delegated - Principal Planner (Chris Balmer)
17, Birch Hill Grove, Onchan, Isle Of Man, IM3 4el
The proposal involves adding a mono-pitched dormer to the rear elevation of a single-storey detached house in a predominantly residential area. The dormer is positioned on the north side, lower than the main roof, and screened by boundary vegetation.
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The main considerations were the dormer's impact on the character and street scene, and neighbouring amenities. As it is located at the rear and not publicly visible, there is no impact on the charact…
General Policy 2
Requires development to respect site and surroundings in scale, form, design; not adversely affect character of locality or amenities. Officer assessed the rear dormer as compliant due to non-visibility from public, subordinate height, and no amenity harm from overshadowing or overlooking.
Type A: Uplands
Requires extensions to appear subordinate with ridge height lower than main building. The mono-pitched dormer meets this as it is lower than the main roof.
Residential Design Guide 4.10 Dormer Extensions
Advises against publicly visible dormers, prefers pitched roofs and tiled materials; concerns over character, overlooking. Rear position avoids public view; vegetation addresses overlooking.
Residential Design Guidance 7 (Impact on Neighbouring Properties)
Addresses neighbour impacts like loss of light, overbearing, overlooking. North-facing dormer lower than main roof causes no overshadowing/overbearing; boundary vegetation prevents overlooking.
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.
Matching roof tiles
The roof tiles of the new dormer must match the roof tiles on the existing building. Reason: To preserve the character of the area.
does not oppose this application
no highway interest in this application
Onchan District Commissioners recommended approval after initial deferral, and DOI Highways Division confirmed no highways interest in the dormer proposal.
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 4th October 2021'.
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 22.9.21
DOI Highways Development Control
No ObjectionHighways Development Control notes the amendments uploaded on 4 January 2022 and continues to have no highway interest in this proposal.
