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Application No.: 24/91374/B Applicant: Mr Robert Kinsman Proposal: Installation of dormer, enclosure of porch with sliding doors, replacement of window with patio door, raising of patio Site Address: 15 Howe Road Onchan Isle Of Man IM3 2BB Planning Officer: Hamish Laird Site Visit: 31.03.2025 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 16.04.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The proposal complies with the relevant provisions in General Policy 2 a) b) and g); and, ENV22 and ERNV23 in the Isle of Man Strategic Plan 2016, and should be approved.
Plans/Drawings/Information;
The development shall be carried out in accordance with the following approved plans and details:
Drawing No. JTM2448-P-01 - Location Plan and Existing Site Plan; Drawing No. JTM2448-P-01 - Proposed Site, Ground and First Floor Plans and Proposed Elevations;
_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Department of Infrastructure Highways Services - No objection. Onchan Commissioners - No objection.
1.0 THE SITE - 1.1 The site is the residential curtilage of an existing detached dwelling which sits on the northern, higher, side of Howe Road. It is partially brick and render with stone porch/entrance feature. The ground level varies across the site being lower at the front (south), and higher at the rear (north).
2.0 THE PROPOSAL - 2.1 The proposal is a full planning application for the installation of a dormer window on the front roof slope above the garage door; the enclosure of the existing front porch using aluminium sliding doors; the replacement of a window serving the ground floor master bedroom with a pair of patio doors; and, the raising of the existing patio to the front of the dwelling. - 2.2 The proposed dormer window would be approx. 6.15m wide x 2.35m high its pitched roof ridge and 1.36m high to the eaves of its pitched roof. Its depth would equate to half the depth of the dwelling. Approx 5.0m. It would extend the floor area of the existing first floor living room increasing it from 48m2 to 55m2 in area. - 2.3 The materials of the dormer window would match those of the main dwelling - double roman roof tiles and painted rendered walls.
3.0 PLANNING POLICY - 3.1 The site lies within an area designated on Map 6 Onchan in the Area Plan for the East 2020 as Predominantly Residential. The site is not within a Conservation Area, a Flood Risk Area, or a Registered Tree Area, and there are no protected trees on site. As such, the following parts of the Strategic Plan are considered relevant: - 3.2 The site lies within an area designated for residential use where there is a presumption in favour of residential development here, subject to the general standards of development as set out in General Policy 2 as follows: "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:
avoided as well as the gradual merging of towns and villages in order to preserve a sense of identity and sense of place. In terms of existing settlements, in both rural and urban areas, new development will be expected to follow the following design principles. Development will need to:
3.4 Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are Environment Policy 22 relating to the impacts of new development upon residential amenity; and, - 3.5 Environment Policy 23 which states: "When considering alterations and improvements to existing facilities the Department will require that consideration be given to the potential adverse impact of the proposed changes to existing neighbours."
15/00614/B - Construction of a path, terrace and steps in front garden - Permitted 13.08.2015.
02/01131/C - Change of use of part ground floor to incorporate Hairdressing Salon - Permitted
5.1 Department of Infrastructure Highway Services - no comments received by the Report drafting stage (11/4/25). - 5.2 Onchan District Commissioners comments: "The Board of Onchan District Commissioners would recommend that the application be APPROVED for planning purposes only." (22/1/2025) - 5.3 No neighbour representations had been received by the Report drafting stage (11/4/25). ASSESSMENT
6.1 The issues in this case are the visual impact of the proposal on the streetscene and the character and appearance of the area.
6.2 The property comprises a large, detached, single and double storey in height dwelling located on the north side of Howe Road, Onchan, with its main aspect facing south which affords views out over the east coast of the Island towards the Irish Sea. In terms of the streetscene, the new dormer and the installation of patio doors, the enclosing of the present front porch with sliding glazed doors and the raising of the front patio to provide a level raised surface across the front of the dwelling (except in the area of the garage) would make it more liveable and accessible to its occupants and visitors. It would not result in any unduly adverse visual impact on the character of the dwelling itself, or in terms of any visual impacts on the character of the sites surroundings. This coupled with the fairly limited scope and nature the proposals would not be out of keeping.
6.3 There would not be any adverse impacts on the residential amenities of occupants of neighbouring or nearby dwellings. Whilst there would be an increase in overlooking of the dwellings to the south across Howe Road, the distances involved (approx. 40.0m), t is not considered the proposals would be detrimental to the residential amenities of occupants of these properties. - 6.4 Overall, the character of the existing property and the character and appearance of the area and the street scene would be maintained. As such, the proposal complies with the relevant provisions in General Policy 2 a) b) and g); and, ENV22 and ERNV23 in the Isle of Man Strategic Plan 2016.
7.1 The application is recommended for approval. - 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to:
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted Date: 16.04.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner
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