17 April 2025 · Delegated
15, Howe Road, Onchan, Isle Of Man, IM3 2bb
Permission was granted for a series of alterations to a detached dwelling at 15 Howe Road, Onchan. The works included adding a dormer, enclosing the existing porch with sliding doors, replacing a window with a patio door, and raising the patio level. The property sits on the northern, higher side of Howe Road and is partially brick and render with a stone porch and entrance feature. The ground level varies across the site, being lower at the front and higher at the rear. The main planning consideration was the visual impact of the proposed changes on the streetscene and the character and appearance of the surrounding area. The application was approved under delegated powers with one condition attached.
The Department of Environment, Food and Agriculture approved the application on 17 April 2025. The key planning consideration was the visual impact of the works on the streetscene and the character and appearance of the area, which was found to be acceptable. One condition was attached to the permission.
General Policy 2
The proposal complies with the relevant provisions in General Policy 2 a) b) and g)
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Environment Policy 22
The proposal complies with the relevant provisions in General Policy 2 a) b) and g); and, ENV22 and ERNV23
Environment Policy 22: Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: i) pollution of sea, surface water or groundwater; ii) emissions of airborne pollutants; and iii) vibration, odour, noise or light pollution. 7.17.2 In addition to the above, changes in the activities associated with the current permitted use of land or a building, which in themselves do not constitute development and therefore do not require planning permission, can have an adverse impact on adjacent properties by virtue of noise, light or general disturbance. For example the addition of security lig hting on a property may cause light pollution affecting adjacent properties and the wider area. The introduction of new activities into established parks and recreation areas can have an impact on neighbours. In such cases the Department would advocate t he person or organisation considering the change to give careful consideration to the potential impact of such activity in terms of location, siting and design.
Environment Policy 23
The proposal complies with the relevant provisions in General Policy 2 a) b) and g); and, ENV22 and ERNV23
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
