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Application No.: 24/91286/B Applicant: Mr Paul Howard-Snowden Proposal: Extensions to front and side elevations Site Address: Fuchsia House Old Castletown Road Port Soderick Isle Of Man IM4 1BB Planning Officer: Peiran Shen Recommended Decision: Permitted Date of Recommendation: 23.12.2024 _________________________________________________________________
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 extensions do not harm the character nor streetscene of the area or neighbouring amenity, therefore, the proposal is considered to comply with General Policy 2 and Housing Policy 16 of the Strategic Plan.
Plans/Drawings/Information;
This approval relates to the documents and drawing no's 24/3238/01, 24/3238/02 and 24/3238/03A, which were received on 12th November 2024.
Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Braddan Commissioners - No objection Department of Infrastructure - No objection
_________________________________________________________________ Officer’s Report
1.1 Fuchsia House, formerly named 'Fuchsia Cottage' is a large, 2-storey, detached dwelling of cream paint render with white painted stone quoins housed under a tiled pitched roof, which is set back from the road and accessed by a curved drive from Old Castletown Road. The drive leads to a detached garage building on 2-storeys with a room above, accessed by an external staircase attached to its SE side. The property is bounded by a stone wall on the roadside boundary and has trees and shrubs within its grassed front garden area and along its NW side, which softens the appearance of the property. The site slopes upwards from the road, and the raised rear garden area is accessed via stone steps. - 1.2 The property stands on the end of a row of 3 detached dwellings set in spacious grounds on the northwest side of Old Castletown Road. To the northeast side and the rear, the site adjoins an open field with an access track immediately adjacent, serving 'Jandakot' and 'The-An', two dwellings set to the rear. The nearby site to the southwest comprising Land West of Merrion Park Old Castletown Road, presently a field, is currently the subject of an application Ref: 23/00267/A for approval in principle to site dwelling and garage, discharging the siting and means of access. No decision on this proposal has yet been made. - 1.3 The site lies in the countryside outside any recognised settlement boundary.
2.0 THE PROPOSAL - 2.1 The proposal is to erect two extensions: a porch on the front elevation and an extension to the sunroom on the southwest elevation. - 2.2 The porch projects beyond the existing front extension. It has a pitched roof and pillars on the front elevation. - 2.3 Extension to the sunroom projects towards the front elevation. It increases 3m in width and changes to a hipped roof.
3.0 PLANNING HISTORY - 3.1 Two double storey extensions to front and rear and extension to ground floor utility room was APPROVED under PA 23/00332/B. The approved extensions are higher and bigger than the current proposal.
4.0 PLANNING POLICY Site Specific - 4.1 The site is not within an area designated for any development in the Area Plan for the East, meaning it is considered part of the countryside. Strategic Policy - 4.2 The Isle of Man Strategic Plan 2016 (IOMSP) contains the following policies that are considered materially relevant to the assessment of this current planning application:
4.3 The Isle of Man Strategic Plan has no assumption in favour of new development. In decision-making, approval should usually not be granted where a planning application conflicts with the Plan. - 4.4 Spatial Policy 5 states that developments should only occur in defined settlements unless they comply with exceptions in General Policy 3. - 4.5 General Policy 3 sets out exceptions that may be acceptable for developments outside of areas designated for development.
4.6 Environment Policy 1 echoes Spatial Policy 5 and General Policy 3. It defines the countryside as areas outside existing settlements or not designated for development (as mentioned in 4.1). It shows that development adversely affecting the countryside will almost always be prohibited. It also states that the countryside is protected "for its own sake". In decision-making, this means there is an assumption against development in the countryside. - 4.7 Housing Policy 16 stipulates that the extension of non-traditional dwellings would usually only be permitted if they do not increase the impact of the buildings as viewed by the public. - 4.8 General Policy 2 (b) (c) and (g) set out design requirements for development, of which they should respect the character of the site itself and its immediate and not-so-immediate surroundings. - 4.9 General Policy 2 (g) and (h) set out that amenities enjoyed by the site and the site around it should be protected or preserved. - 4.10 General Policy 2 (h) and (i) also set out that the proposal should satisfy the safety, efficiency and accessibility requirements, including parking provision, of all highway users whenever possible. PPS and NPD - 4.11 No planning policy statement or national policy directive is considered materially relevant to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance - 5.1 The Residential Design Guide (July 2021) contains the following guidance that are considered materially relevant to the assessment of this current planning application:
6.0 REPRESENTATIONS This section is a summary. The original texts of the consultations and comments received are available on the Planning Application Search on the government website. - 6.1 Braddan Commissioners does not object to this application (09.12.2024). - 6.2 DoI Highway Services states there is no highway interest in this application (03.12.2024).
7.0 ASSESSMENT Elements of Assessments - 7.1 The primary considerations are the impact of the proposal on:
7.2 Given the previous approval, this assessment will only focus on the impact of the differences between the current and approved proposals rather than assessing the entire proposal from the ground up. Design of the Building Itself
7.3 The proposal extensions appears subordinate to the main house. Therefore, the extensions are considered to have no negative impact on the design of the house. The Character and Streetscene of the Area - 7.4 The extensions are reduced in size and have significantly less impact than the previous approval. Therefore, the proposal is considered to comply with Housing Policy 16. Neighbouring Amenities - 7.5 Mass and height reduction of the extensions means a reduced impact on neighbouring amenities.
8.0 CONCLUSION - 8.1 The extensions do not harm the character and streetscene of the area or neighbouring amenities. Therefore, the proposal is considered to comply with General Policy 2 and Housing Policy 16 of the Strategic Plan is recommended for an approval.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 9.1 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). - 9.2 Article A10 sets out that the right to appeal is available to:
9.3 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. - 9.4 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 the Acting Head of Development Management 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: 23.12.2024 Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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