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Application No.: 23/01101/B Applicant: Mr Thomasz Dziardziel Proposal: Alterations to dwelling, cladding to roof dormers, first floor window alterations and replacement/expansion of existing garden terrace Site Address: Corner Stones 5 Howe Road Onchan Isle Of Man IM3 2AP Planning Officer: Ms Jill Nixon Recommended Decision: Permitted Date of Recommendation: 29.09.2023
C : Conditions for approval N : Notes attached to conditions C 1. 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.
This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016 and in turn the Residential Design Guidance 2021.
Plans/Drawings/Information; This decision relates to the following plans and drawings;
Additional Persons
None _____________________________________________________________________________
1.0 THE APPLICATION SITE - 1.1 The application site is within the curtilage of "Corner Stones" 5 Howe Road, Onchan, which is a dormer bungalow situated to the North of Howe Road at its junction with Links View. Consistent with the topography of the development the property it is situated at a higher ground level than the properties across the road to the South.
2.0 THE PROPOSAL - 2.1 Planning permission is sought for the following;
2.2 The garden terrace is located across the front of the property the proposed terrace would have a maximum width of 18.95m and depth of 6.162m, this would be an increase in width of approximately 2.54m and depth of 1m The proposed extensions would be towards Links view and the highway to the front of the property. Proposed terrace would have a new glass balustrade and metal framework which will be clad in grey - 2.3 There are three palm trees in immediate proximity of the existing terrace. Because the design of the structure is a metal framework supported on pad foundations, it is proposed to retain all of the trees with one being incorporated within the design of the enclosed terraced area. - 2.4 The existing dormer to the front of the bungalow accommodates two windows which it is proposed to replace with two larger windows. The width and lintel height would remain unchanged but the wall below the existing windows would be removed to allow windows that would drop to the bottom of the dormer. - 2.5 The property benefits from two dormers one is located to the front and the other to the side facing No. 7 Howe Road. Planning permission is for the cladding of the cheeks and gables of both of the existing two dormers in grey cladding.
3.0 PLANNING HISTORY - 3.1 There is no planning history relevant to this application
4.0 PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the East, Map 6 - Onchan. The property is not within a Conservation Area or a Flood Risk Zone. - 4.2 Given the nature of the residential property and the land designation paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its
assessment which set out the general standards towards acceptable development.
4.3 Whilst not adopted planning policy, DEFA's Residential Design Guidance is a material consideration in the assessment of this application, in particular those parts in respect of, design and good neighbourliness.
5.1 The following representations can be found in full online, below is a short summery; - 5.2 Highway Services have considered the proposal and state they have no highways interest. (06.10.2023) - 5.3 Onchan Commissioners have considered the proposal and recommend approval. (20.10.2023)
6.0 ASSESSMENT - 6.1 Paragraph 8.12.1 from the IOM Strategic Plan states that there will be a general presumption in favour of extensions or alterations to existing property where such works would not have an adverse impact on either adjacent property or the surrounding area in general. - 6.2 The design of the proposed terrace is consistent with others located to the front of properties on Howe Road and is considered to be in keeping with the character of the bungalow. Given the application sites location on a corner plot and the interface distances between the proposed extension and neighbouring properties it is not considered that that amenity of local residents would be diminished. - 6.3 The proposed increase in the size of the windows located within the front dormer would be relatively minor. This proposed alteration would be in keeping with the character of the bungalow and not result in any additional potential for overlooking to the properties on the opposite side of Howe Road. - 6.4 The proposed grey cladding to the existing dormers would replace cream render and would harmonise with the grey tile roof
7.0 CONCLUSION - 7.1 All of the proposed alterations are considered acceptable in terms of its scale and design. They will be in keeping with the design of the bungalow and character of the street scene with no detrimental impact on the amenity of the occupiers of neighbouring properties. As such the proposal complies with the relevant adopted planning policy and is recommended for approval.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 19.02.2024 Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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