23 June 2008 · Planning Committee
114, Summerhill Road, Onchan, Isle Of Man, IM3 1nj
The site is the rear curtilage of a three-storey mid-terraced house on Summerhill Road, Onchan, accessed via a rear service road lined with yards and garages. The proposal replaces an irregularly shaped, defective flat-roofed garage (approx.
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.
The officer report concluded that replacement garage was unobjectionable as it matches existing rear lane character of garages/yards, and living accommodation causes only marginal height increase (112…
Policy O/RES/P/21 of the Onchan Local Plan (Planning Circular 1/2000)
Requires extensions/alterations to residential property to be appropriate in scale, massing, design, appearance and impact on adjacent property. Officer assessed proposal compliant as marginal height increase limits streetscene impact; window positions/ceiling heights prevent unacceptable overlooking/light loss to neighbours.
General Policy 2
Requires new development to avoid adverse effect on amenity of local residents or character of locality. Officer found no unacceptable amenity harm (light/privacy) or character detriment (enhances poor rear lane); inspector concurred.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to drawing no.s 580/001, 580/003 and 580/004 date stamped the 1st February 2008.
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.
Frosted glazing
The glass in rooflight serving the shower room 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.
recommend that the application be APPROVED subject to a condition tying the extension to the main residence
Note received; recommend installation of mains wired smoke detectors
Multiple neighbouring residents objected to the application due to privacy loss, overshadowing, and precedent concerns, while Onchan District Commissioners recommended approval with a condition tying the extension to the main residence, and the Fire and Rescue Service recommended fire safety measures.
Key concern: invasion of privacy from overlooking windows
D J Barnett
ObjectionThe proposed Velux windows will be of a height that if opened, a person standing at them will be able to look directly into any neighbours' property.; If this application is granted then it will set a president that anyone will be allowed to build living accommodation over existing flat roof garages which are not directly connected to the main dwelling.
Mrs G & Miss N Rothwell
ObjectionThe plans show a large side window which would overlook our property. This would be an invasion of our privacy.; A similar development at the rear of 110 Summerhill Road (Alpine Mews) over the years has been used as a Plumber's business, Micro Fiche Office, a family home, Fostering Agency, and now an IT Company.
Mrs G & Miss N Rothwell
ObjectionWe believe our property would be overshadowed by the development and it would have a negative impact upon the light we receive in our garden.; Our family has lived here for nearly 25 years and we would find it extremely difficult to get used to having a window overlooking our small, private garden.
Paul Whitehead
ObjectionThe construction will severely take light from my home. Completely enclosing and encroaching on the privacy of the rear of my house, courtyard and parking area.; the existing stone wall is perfectly sound and stable. I also like the feature of a stone wall and would not want it changed to a rendered block wall.
Onchan District Commissioners
Conditional No ObjectionThe Commissioners would recommend that the application be APPROVED for planning purposes subject to the following condition:- "Subject to a condition tying the extension to the main residence to ensure it is not sold off as a separate unit."
Conditions requested: Subject to a condition tying the extension to the main residence to ensure it is not sold off as a separate unit
Isle of Man Fire and Rescue Service
Conditional No ObjectionThe installation of mains wired, interconnected domestic smoke detection conforming to BS 5446: 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 5446: Part 1: 2000, and installed to conform with BS 5839: Part 6: 1995, in accordance with Section 1 of the Building Regulations 2000 - Approved Document B
The original application (08/00195/A) for a replacement garage with pitched roof incorporating first-floor ancillary living accommodation was approved by the Planning Committee on 23 June 2008, subject to conditions including ancillary use only and obscure glazing. Neighbours at 116 Summerhill Road (Mrs and Miss Rothwell) appealed, citing overshadowing, loss of light, privacy invasion, lack of need, and precedent concerns. The applicant and Planning Authority defended the proposal, arguing minimal impact on light/privacy due to positioning, height increase of only 800mm over a standard pitched garage, and window design preventing overlooking. The inspector, after a site visit, found no unacceptable harm to streetscene or neighbour amenity (light/privacy), dismissed precedent/future use/party wall concerns as non-material, and recommended dismissing the appeal. The Planning Authority's decision to grant permission was upheld.
Precedent Value
Affirms that modest ancillary garage accommodation over existing structures in residential lanes can be permitted if window design/height demonstrably protects neighbour amenity, even against third-party appeals. Future applicants should provide precise overlooking/light impact analysis and accept tying conditions.
Inspector: Neil A C Holt
