23 February 2009 · Acting Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
20, King Edward Park, Onchan, Isle Of Man, IM3 2ab
The proposal involved erecting a first floor extension over the existing flat-roofed garage at the front of a single-storey detached dwelling in a predominantly residential area. The extension measured 5.3m wide, 6.4m deep, and 5.8m ridge height, exceeding the existing house ridge by 1.2m.
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The officer assessed the proposal against General Policy 2 of the Isle of Man Strategic Plan 2007 and Policy O/RES/P/21 of the Onchan Local Plan (Planning Circular 1/2000), which require developments …
General Policy 2
Requires development in residential zones to respect surroundings in siting, layout, scale, form, design; not adversely affect character, amenity of residents, or locality. Officer found proposal failed due to height (5.8m ridge), prominent forward position over garage, appearing as 'add-on' harmful to visual amenity and neighbour outlook, contravening amenity and character tests.
Policy O/RES/P/21 of the Onchan Local Plan (Planning Circular 1/2000)
Extensions to residential property not opposed if appropriate in scale, massing, design, appearance, and impact on adjacent property. Officer assessed proposal's scale (5.3x6.4m, 5.8m high), massing over existing garage, and 0.5m boundary proximity as inappropriate, causing overbearing impact and out-of-keeping appearance.
No Objection subject to no discharge of surface water to foul drainage system and compliance with Sewerage Act 1999
Do not oppose subject to the imposition of a condition for minimum of 2 off street parking spaces
Drainage Division and Highways Division have no objection subject to specific conditions on surface water discharge and off-street parking; Onchan Commissioners recommend refusal due to being out of keeping with the estate and overbearing on neighbour.
Key concern: The proposals are out of keeping with the remainder of the estate and could be overbearing in relationship to the adjoining property
Drainage Division
Conditional No ObjectionNo Objection subject to the following conditions; The application states that the surface water from the proposed development is to be discharged to the “existing drainage”. If this “existing drainage” discharges (directly or indirectly) to the foul sewerage system then it should be noted that an alternative means of surface water disposal must be provided.
Conditions requested: There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999
Highways Division
Conditional No ObjectionDo not oppose subject to the imposition of the following condition; Minimum of 2 off street parking spaces must still be provided for this development
Conditions requested: Minimum of 2 off street parking spaces must still be provided for this development
Onchan District Commissioners
ObjectionThe Commissioners recommend that the application be REFUSED for the following reasons:- "The proposals are out of keeping with the remainder of the estate and could be overbearing in relationship to the adjoining property."
