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25/90069/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90069/B Applicant : Ms Xiaolian Chen Proposal : Replacement of conservatory with extension. Blocking up of kitchen door and window to west elevation Site Address : 8 Mount View Road Onchan Isle Of Man IM3 4BU
Planning Officer: Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 02.04.2025 __
Conditions and Notes for Approval 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 is considered to have no adverse impact on the character of the house and the area and neighbouring amenity. It is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide.
Plans/Drawings/Information;
This approval relates to the documents and drawing no's 2 01, 02, 03, and 04, which have been received on 20th January 2025. __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: Onchan District Commissioners - No objection Department of Infrastructure - No objection __
Officer’s Report 1.0 THE SITE
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1.1 The site is 8 Mount View Road, a detached two-storey house located on the south of Mount View Road. The house consists of a two-storey pitched-roof side-gabled main house, a single-storey mono-pitched-roof front extension and a conservatory on the rear elevation.
2.0 THE PROPOSAL 2.1 The proposal is the demolition of the existing conservatory and the erection of a replacement rear extension. The rear extension is about the same size as the existing conservatory. It has a flat roof with a parapet and a lantern rooflight.
3.0 PLANNING HISTORY 3.1 Alterations and extension, 8 Mount View Road, Onchan was APPROVED under PA 91/01763/B.
4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East.
Strategic Policy 4.2 The Isle of Man Strategic Plan 2016 has the following policies that are considered materially relevant to the assessment of this current planning application: o General Policy 2 (b) (c) (g)
PPS and NPD 4.3 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) has the following policies that are considered materially relevant to the assessment of this current planning application: o Section 4.6 Rear Extensions o Section 4.7 Flat Roof Extensions o Chapter 5 Architectural Details o Chapter 7 Impact on Neighbouring Properties
6.0 REPRESENTATIONS 6.1 Onchan District Commissioners has no objection to this application (06.02.2024).
6.2 DoI Highway Services states there is no highway interest in this application (27.01.2025).
7.0 ASSESSMENT Elements of Assessment 7.1 The key considerations of this application are its impact on the house itself, on the character and streetscene of the area, and the amenities of the neighbours.
Design of the House Itself 7.2 The proposal has a flat roof, which does not fit within the existing roofscape. However, the design of the parapet connects the extension smoothly with the main house.
Character and Streetscene 7.3 The proposal is not readily visible to the public and does not harm the streetscene.
7.4 The extension is of typical form, and therefore it is not considered to harm the character and the streetscene of the area.
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Neighbouring Amenities 7.4 Given the size and height of the extension does not change much compared to the existing one, it is not considered to have any additional overbearing or overshadowing impact.
7.5 The proposal is considered to reduce existing overlooking.
8.0 CONCLUSION 8.1 The proposal is considered to have no adverse impact on the character of the house and the area and neighbouring amenities. Therefore, it is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide and is recommended for an approval.
9.0 INTEREST PERSON STATUS 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: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
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): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
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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: 02.04.2025
Determining Officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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