22 January 2008 · Senior Planning Officer (delegated under Article 3(13) of Town and Country (Development Procedure) Order 2005); appeal dismissed by Minister for DLGE
25, Belgravia Road, Onchan, Isle Of Man, IM3 1hn
The proposal involved adding a two-storey dormer bungalow-style extension to the rear/side of an existing modest dormer bungalow at 25 Belgravia Road, Onchan, including two bedrooms, kitchen, dining room at ground floor, third bedroom and lounge at first floor, with a 1.5m deep square bay, balcony, sun lounge link, and…
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
Officer Mr A Holmes recommended approval as the extension differs from prior refused separate dwelling proposals (06/02116/B and 87/01669/A), being single-storey form matching existing bungalow and st…
Policy O/RES/P/21 of the Onchan Local Plan (Planning Circular 1/2000)
Policy states extensions/alterations generally not opposed if appropriate in scale, massing, design, appearance and impact on adjacent property. Officer assessed proposal compliant as single-storey matching existing/streetscene, no overshadowing/overlooking, ancillary condition addresses intensity; distinguishes from prior separate dwelling refusals upheld on site inadequacy/height/dominance.
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 29207 and 30207 date stamped the 9th October 2007.
Materials matching
The external finishes of the extension must match those of the existing building in all respects.
Ancillary use only
The accommodation created by this approval must only be used as accommodation ancillary to that of the existing dwelling. For the avoidance of doubt, no approval should hereby be conferred by this approval for the use of the new accommodation as a separate dwelling.
Do not oppose
no objection; recommend mains wired interconnected smoke detection
Onchan District Commissioners recommended refusal due to the extension being excessive and effectively a new dwelling; Highways Division had no objection subject to parking condition; Fire Service recommended smoke detection; a neighbour objected on similar grounds.
Key concern: resultant development is for all intense a new dwelling having its own access from the street, and its own front door
Onchan District Commissioners
ObjectionThe proposed extension to form granny accommodation appears rather excessive in size for that purpose.; The resultant development is for all intense a new dwelling having its own access from the street, and its own front door. It is considered such a development would be overintensive for this site.
Onchan District Commissioners
ObjectionThe Commissioners have nothing further to add or detract from their views made at the initial stage that the application be refused subject to the following condition; The proposed extension to form granny flat accommodation appears rather excessive in size for that purpose. The resultant development is for all intense a new dwelling having its own access from the street, and its own front door. It is considered such a development would be overintensive for this site.
Department of Transport, Highways Division
Conditional No ObjectionDo not oppose subject to the imposition of the following condition: Two off street parking spaces shall be provided for the proposed ancillary accommodation without removing existing parking provision for the main dwelling.
Conditions requested: Two off street parking spaces shall be provided for the proposed ancillary accommodation without removing existing parking provision for the main dwelling.
Isle of Man Fire & Rescue Service
Conditional No ObjectionThe installation of mains wired, interconnected domestic smoke detection conforming to BS 5466 : Part 1 : 2000, and installed to conform with BS 5839 : Part 6 : 1995, is recommended in accordance with Section 1 of the Building Regulations 2000 – Approved Document B.
Conditions requested: The installation of mains wired, interconnected domestic smoke detection conforming to BS 5466 : Part 1 : 2000, and installed to conform with BS 5839 : Part 6 : 1995, is recommended in accordance with Section 1 of the Building Regulations 2000 – Approved Document B.
The original planning application for alterations and a two-storey extension at 25 Belgravia Road was permitted by the planning authority. Neighbours Mr & Mrs Quayle at 5 Bay View Road appealed, arguing the extension was effectively a separate dwelling, overintensive, harmful to the street scene, and contrary to precedents from prior refusals on the rear plot. The inspector considered overdevelopment, street scene, and neighbour amenity, finding no harm to street scene or neighbours but noting poor internal amenity for the extension; on balance, recommended dismissal of the appeal to uphold permission. A prior related appeal (AP07/0049) for a new dwelling on the rear plot was dismissed due to overdevelopment and neighbour impact.
Precedent Value
Affirms that extensions can succeed on small plots where prior full-dwelling proposals failed, if compliant with local plan on design/neighbour impact and conditioned as ancillary. Future applicants should clearly design as extensions with neighbour protections, avoiding independent dwelling features.
Inspector: David Ward
