6 June 2022 · Delegated - Head of Development Management (Stephen Butler)
28, Victoria Avenue, Onchan, Isle Of Man, IM3 1bd
The proposal seeks retrospective approval for a single-storey flat-roof extension along the north boundary and a two-storey garage at the north corner of the site, including a lantern rooflight, windows, doors, and first-floor living space with a toilet.
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The officer concluded the proposal complies with General Policy 2, which requires development to respect the site and surroundings in scale, form, and design without adversely affecting character or a…
General Policy 2
Requires development to respect site/surroundings in siting, scale, form, design; not adversely affect landscape/townscape character or local amenities. Officer tested proposal's garage scale/height against neighbouring garages and dwellings, confirming setbacks (5m from lane, 8m from terrace) and relation to abutting gable make it acceptable in predominantly residential area.
Extensions to Dwellings in built up areas or sites designated for residential use
Presumption in favour of extensions in built-up areas not controlled by heritage policies, if no adverse impact on adjacent properties or surroundings. Officer applied directly, finding no unacceptable amenity or character harm after conditioning glazing.
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.
Obscure glazing
Obscure glazing (Pilkington level 5 or equivalent) shall be installed in the following window and shall be maintained as such thereafter; South East Elevation - garage window for stair landing. Reason: In the interests of neighbouring residential amenities.
Ancillary use only
The living accommodation within the first floor of the garage hereby approved shall only be used in association with the main dwelling house "28 Victoria Avenue" and for purposes incidental to the use of main dwelling house "28 Victoria Avenue" as a single dwelling, for no commercial purposes and only in accordance with the internal layout shown on plan 2002 VA 400B. Reason: The dwelling is within a single residential plot within an area of similar developments. The application does not propose to create separate units of accommodation within the site and has not been considered as such.
no highway interest in this application
Onchan District Commissioners objected to the application citing detrimental impact on streetscape from garage height and unauthorised construction. DOI Highways had no objection and did not oppose the proposal.
Key concern: The proposed garage's height and impact of the proposed garage is detrimental to the streetscape of Mount View Road
Onchan District Commissioners
ObjectionThe Commissioners recommend that the application be REFUSED on the grounds that:- "The proposed garage's height and impact of the proposed garage is detrimental to the streetscape of Mount View Road."
Onchan District Commissioners
ObjectionThe Commissioners recommend that the application be REFUSED on the following grounds:- "The proposed garage's height and impact of the proposed garage is detrimental to the streetscape of Mount View Road, in addition to the unauthorised construction to potential accommodation."
DOI Highways
No ObjectionNo Highways Interest; NHI on 3.3.22
DOI Highways
No ObjectionHighways Development Control notes the amendments uploaded on 5 April 2022 and continues to apply no highway interest to this proposal.
DOI Highways
No ObjectionThe proposed garage is now a single unit of sufficient size to count as car parking and storage of items such as bicycles, but there is no demonstration that two vehicles can park on site as previously approved for the double garage and stated on the application form for this proposal. An electric vehicle charging point should be considered.; Accordingly, HDC do not oppose.”
DOI Highways
No ObjectionHighways Development Control notes the additional revision to the description on 9 May 2022 and continues to not oppose the proposal with comments previously submitted on 5 May 2022 remaining valid.”
