**Document:** Officer Planning Report Recommendation
**Application:** 08/01816/B — Alterations and erection of extensions (comprising amendments to PA 08/00487/B)
**Decision:** Permitted
**Decision Date:** 2008-11-21
**Parish:** Braddan
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/86242-braddan-10-howe-road-alteration-extension/documents/1531142

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# Officer Planning Report Recommendation

## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export]

### Officer's Report

#### The Site

The application site represents the curtilage of an existing property three storey detached dwelling to the north of King Edward Road at 10 Howe Road in Onchan.

#### Planning Status

The application site is within an area recognised as “Residential Use” under the Onchan Local Plan, 2000. In terms of local plan, Policy O/RES/P/21 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan is considered specifically material to the assessment of the planning application and states:

“Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property.”

In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states:

“Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

- (a) is in accordance with the design brief in the Area Plan where there is such a brief;
- (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
- (c) does not affect adversely the character of the surrounding landscape or townscape;
- (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
- (e) does not affect adversely public views of the sea;
- (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
- (g) does not affect adversely the amenity of local residents or the character of the locality;
- (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
- (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
- (j) can be provided with all necessary services;
- (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
- (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
- (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
- (n) is designed having due regard to best practice in reducing energy consumption.”

#### Planning History

The following previous planning application is considered relevant in the assessment and determination of this application:

Case - PA 98/02167/A

Approval in principle for erection of dwelling – Refused

Case - PA 99/02200/B Erection of dwelling – Permitted

Case - PA 08/00487/B Alterations and erection of extensions – Permitted

### The Proposal

The planning application seeks approval for alterations to PA 08/00487/B which would involve the introduction of two centre pivot rooflights to provide sufficient ventilation to the conservatory at the rear elevation of the property (they would measure 660mm x 1180mm).

### Representations

The Department of Transport Highways Division has not commented on the proposed development.

The Onchan District Commissioners have no objection with the proposed extension.

### Assessment

The application site is located within an area of existing residential use under the Onchan Local Plan. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the two policies identified earlier within the report (i.e. Policy O/RES/P/21 of Planning Circular 1/2000 and General Policy 2 of Isle of Man Strategic Plan 2007).

Due to the proposed size and position of the rooflights, they would have minimal impact on the existing property and minimal impact on adjacent properties. It will be in-keeping with the character of the property and would not adversely affect the amenity of local residents.

### Recommendation

For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted.

### Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

The Department of Transport Highways Division; and Onchan District Commissioners.

### Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval
N : Notes attached to conditions
R : Reasons for refusal
- : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the submitted drawings 0711/01 A, 0711/02 B and 0711/03 B received on 22nd September, 2008.

I confirm that this decision accords with Government Circular No-32/07 (Delegation of Functions to Senior Planning Officer) and GC 33/07 for Advertisements.

Decision Made : Permitted Date : 17/11/08 Signed : [Signature] Senior Planning Officer

[Table omitted in markdown export]

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*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/86242-braddan-10-howe-road-alteration-extension/documents/1531142*