2 January 2013 · Planning Committee
46, Sea Cliff Road, Onchan, Isle Of Man, IM3 2jd
The proposal involved adding a third storey to an existing two-storey 1980s detached dwelling in a residential area of Onchan to create additional habitable space, plus changes to front balconies, infilling a ground floor veranda, and new windows.
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The officer assessed the proposal against policies O/RES/P/21 and GP2, concluding the principle of residential extension is supported in this zoning.
Policy O/RES/P/21 of the Onchan Local Plan (Planning Circular 1/2000)
Requires extensions/alterations to be appropriate in scale, massing, design, appearance and impact on adjacent property. Officer assessed proposal as compliant due to acceptable street scene impact, no amenity harm, and site-specific features like backdrop.
General Policy 2
Permits development in line with zoning if it respects site/surroundings (siting/layout/scale/form/design), does not harm townscape character, public sea views, local resident amenity, or highway safety. Officer confirmed compliance via site-specific assessment: backdrop mitigates height, distances protect amenity, no highway changes; presumption favours extensions without adverse impacts (para 8.12.1).
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to drawing no.s 12/0117/01, 12/0117/02, 12/0117/03 and 12/0117/04 date stamped the 8th October 2012 and drawing no. 12/0117/05 rev. A date stamped the 9th November 2012.
Frosted glass screening
The glass in 1.8m screen at the end of the third floor balcony must be glazed and maintained thereafter using frosted glass. The level of obscuration used must be no less than level 5 as detailed on the Pilkington's textured glass range or equivalent.
do not oppose the planning application
Highways Division raised no objections to the application due to no traffic, parking or road safety implications, while Onchan District Commissioners repeatedly objected citing adverse impacts on streetscape, scale, form, design and amenity contrary to General Policy 2 of the IOM Strategic Plan.
Key concern: third storey addition adversely affects streetscape, scale, form, design and amenity contrary to General Policy 2
Highways Division
No ObjectionDo not oppose has no traffic management, parking or road safety implications
Onchan District Commissioners
ObjectionThe Commissioners recommend that the application be REFUSED for the following reasons:- "The proposals do not respect the site and surroundings in terms of its scale, form and design and would adversely affect the character of the surrounding streetscape."; the proposals are contrary to the terms of General Policy 2 of the Isle of Man Strategic Plan
Onchan Commissioners
ObjectionThe Commissioners note the above appeal and would advise that they wish to continue their objections.; request that the planning decision be overturned and the application REFUSED.
Onchan District Commissioners
ObjectionThe Commissioners recommend that the application be REFUSED
The original application for alterations, extension, and replacement windows to the dwelling at 46 Sea Cliff Road was approved by Onchan Commissioners despite objections from neighbours in King Edward Park. Appellants argued the additional floor would harm street scenes in Sea Cliff Road and King Edward Road, set a precedent breaching a 1985 developer letter, and affect sea views for residents and MER passengers. The inspector found no material harm to street scenes or living conditions, loss of view not material, gave minimal weight to the old letter, and considered each case on merits. The appeals were dismissed, upholding the approval subject to conditions including obscure glazing on the balcony screen.
Precedent Value
This appeal shows that approvals can be upheld against neighbour challenges if inspector finds no material harm to character/appearance or amenities under GP2, even with height increases; future applicants should prioritise current Development Plan policies over historical letters and provide context visualisations though not mandatory.
Inspector: Ruth V MacKenzie
