15 May 2007 · Director of Planning and Building Control (M. I. McCauley)
10, Birch Hill Grove, Onchan, Isle Of Man, IM3 4ej
The proposal involved adding a two-storey rear extension and small single-storey extension to provide a master bedroom, larger kitchen/breakfast room and utility room at the curtilage of a detached single-storey dwelling in the predominantly single-storey Birch Hill Grove area of Onchan.
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The officer concluded that the two-storey rear extension to the single-storey dwelling (with some roof space accommodation) represented a significant and excessive alteration to the property's charact…
Policy O/RES/P/21 of the Onchan Local Plan (Planning Circular 1/2000)
Policy permits extensions if appropriate in scale, massing, design, appearance and adjacent property impact. Officer assessed the two-storey rear extension as failing due to excessive scale/mass altering single-storey character, overbearing effects on rear neighbours from proximity to boundaries, and amenity harm including overlooking, making it contrary to the policy.
Do not oppose
Onchan District Commissioners object to the application due to the overpowering two-storey extension impacting neighbouring amenities; Highways indicate no opposition.
Key concern: The two storey extension would be overpowering in relation to the adjoining properties
Onchan District Commissioners
ObjectionThe Commissioners recommend that the application be REFUSED for the following reasons:- “The two storey extension would be overpowering in relation to the adjoining properties.”; The Commissioners would therefore respectfully request that the appeal be dismissed and the application REFUSED.
Highways
No ObjectionDo not oppose
The original application for erection of extensions to provide additional living accommodation was refused by the Planning Committee. The appellant argued that plans were inaccurate, the extension would not be visible from the road, roof height matches existing, and distances to neighbours (16m to Palm Springs, 11m to No.6) minimise privacy and overbearing impacts. The Council and third parties contended the two-storey extension would be out of character in a predominantly single-storey area, overbearing due to proximity (3m to No.6 garden), and cause overlooking. The inspector identified two main issues: harm to character/appearance under Onchan Local Plan policy O/RES/P/21, and unacceptable harm to living conditions of adjoining residents, particularly overbearing impact on No.6 and potential overlooking to Palm Springs. The appeal was dismissed, upholding the refusal.
Precedent Value
Dismisses two-storey extensions in predominantly single-storey areas where close to boundaries (e.g. 3m to gardens), even with matching ridge heights; future applicants must demonstrate no overbearing or incongruous effects on amenity and character, prioritising accurate plans early.
Inspector: David Bushby BA [Hons] MCD MRTPI
