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The application proposes the conversion of the existing garage, with the erection of an extension over and erection of dormer windows to provide additional living accommodation at Tannalp, Ashley Road, Onchan. The property at present is a detached bungalow on a corner plot at the end of Ashley Road. Opposite the property is Ashley Hill Primary School as well as the entrance to the school. To the North of the site approximately 17 metres away from the dwelling, resides the only neighbouring property of Holbrook which is also a similar detached bungalow. As can be seen from the block & location plan the site would seem to be able to accommodate up to four off street parking provisions.
The proposals are firstly to convert the existing garage on the west elevation into a hobby room with a roof extension and two dormers windows (one on the south elevation and the second on the north elevation both with a width of 1.8 metres) over to form an additional bedroom. As well, the proposal is to erect a dormer window (3 windows installed within the dormer) on the east elevation with a total length of 10.7 metres again to provide addition living accommodation. The applicant has stated that the dormers facials and sides will be finished with a dark colour vertical tiling to match the existing roof. The roofs of the dormers will be finished with a GRP flat roofing membrane.
The Onchan District Commissioners have considered the application and have recommended an approval.
The Isle of Man Fire and Rescue Service have recommended that a main wired, interconnected domestic smoke detector in be installed.
The Department of Transport have objected to the application on the grounds that, the proposed development will increase the existing two bedroom property to a four bedroom property. The enlarged property has the potential to accommodate a larger family and will result in an increase of generated traffic. The existing access onto the public highway is inadequate to serve this larger property.
We have received no privately written representations objecting to the application.
Whilst the Department of Transport have objected to the application on the grounds that the enlarged property has the potential to increase the amount of traffic generated, I do not see this as a significant reason for refusal, due to the fact that Ashley Road is one of two roads (second road connects up to Maple Avenue, north west of site) which are used for the Ashley Hill Primary School, and the possible increase of traffic generated by the proposal would only be slight compared to the amount generated by the parents and staff of the school.
The Dormers themselves have now been improved through the amended plans showing the facials and sides will be finished with a dark colour vertical tiling to match the existing roof, which will lessen the visual appearance of dormers within the roof.
For these reasons the proposal would seem appropriate in these locations and therefore my recommendation is for an approval.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
The Department of Transport, The Onchan District Commissioners, Isle of Man Fire and Rescue Service.
Recommended Decision: Permitted
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 documents and drawings SK-01 REV A, SK-02 and SK-04 REV A ~~received on 17th November 2005 and 15th November 2006.~~ and SK-02 dated February 16 November 2005
N 1. The Highways Division consider that the visibility from the existing driveway is inadequate to serve the existing traffic. They therefore recommend the installation of roadside mirrors and removal of boundary features to improve the safety at this location.
N 2 SN 16 Smoke detector
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 21/2/06
Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control
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