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25/90163/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90163/B Applicant : Mr Kieth Attenborough Proposal : Erection of porch at rear entrance into building Site Address : Marathon Court Victoria Road Douglas Isle Of Man IM2 4RQ
Planning Officer: Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.03.2025 __
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. It is concluded that the planning application accords with the provisions set out in General Policy 2 and Environment Policy 10 & 42 of the Isle of Man Strategic Plan 2016, as such the planning application is recommended for approval.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 18th February 2025; o Drawing No. 1 o Drawing No. 2 o Drawing No. 3 o Drawing No. 4 o Photographs of the site
This decision also relates to an email dated received 7th March 2025 which provides details regarding Flood Risk protection. __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No objection
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25/90163/B Page 2 of 4
Douglas Corporation - No objection __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is within the curtilage of Marathon Court Nursing Home, Victoria Road, Douglas, which is a nursing home situated to the East of Victoria Road, with the specific part of the site in question being to the North of the overall site.
1.2 There are two vehicular accesses to the site, one at the southern extent and another at the northernmost point. Both accesses lead from Victoria Road and the site offers off-street parking for staff and visitors. The surrounding area is characterised by predominantly residential development comprising a mixture of house types.
THE PROPOSAL 2.1 The current planning application seeks approval for the erection of a front porch, which is to measure 2.130m by 3.60m, and is to have a pitched roof. The proposed extension is to match the existing site in appearance.
PLANNING HISTORY 3.1 The site as a whole has had several applications, of which none are relevant for this assessment.
PLANNING POLICY 4.1 SITE SPECIFIC 4.1.1 The site lies within an area zoned as "Mixed Use" on the Area Plan for the South, Map 4 - Douglas. The site is not within a Conservation Area but is situated within a Low Likelihood Flood Risk Zone.
4.2 ISLE OF MAN STRATEGIC PLAN 2016 4.2.1 The Isle of Man Strategic Plan 2016 contains the following policies considered materially relevant to the assessment; o Strategic Policies 3 & 5 - promote good design and use of local materials and character o General Policy 2 (b)(c)(g) - general standards towards acceptable development, character and appearance and neighbouring amenity. o Paragraph 8.12.1 - supports principle of extensions and alterations in built up areas not controlled by Conservation Area nor Registered Building policies. o Environment Policy 1 - seeks that sites situated within a Flood Risk Zone are accompanied by a Flood Risk Assessment. o Environment Policy 10 - applications in a flood risk zone must be accompanied by a flood risk assessment. o Environment Policy 42 - promotes development take into account the particular character and identity of the environment.
4.3 RESIDENTIAL DESIGN GUIDANCE 4.3.1 The Residential Design Guide (July 2021) contains the following guidance also considered materially relevant: o Section 5 Architectural Details o Section 7 Impact on Neighbouring Properties
REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summary;
5.2 DOI Highway Services have considered the application and state, "Highway Services, HDC has no interest." (26.02.25)
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5.3 Douglas Corporation have considered the application and state, no objections. (04.03.25)
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
6.2 CHARACTER AND APPEARANCE 6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
6.2.2 In the case of this application, the proposed porch would be in keeping with the already existing main structure, and there are deemed to be no additional impacts with regards to parking or highway safety. Whilst there may be views when traveling East to West, these views would be fleeting and due to the matching materials and appearance it is unlikely that the proposal would impact the main site above and beyond what is currently in place.
6.3 IMPACT ON NEIGHBOURS 6.3.1 Turning towards whether the proposal would have an impact on the neighbouring properties, as a whole due to the location of the proposed porch, the only neighbours which would be impacted are the already existing living accommodation situated on the site, which are adjacent to the proposed porch. Whilst this is the case, the porch would not impact the already existing accommodation above and beyond what is currently in place by means of overlooking perceived or actual, loss of light or an overbearing impact and as such is deemed acceptable.
6.4 FLOOD RISK 6.4.1 Due to the application being within a flood risk zone, abide it is a low likelihood surface water area, a flood risk assessment is required. This was not provided on the outset as such correspondence was sought with the agent. The agent has confirmed that the sockets would be a minimum of 450mm above the floor level and that the connection to the surface water is to the existing. Both items are reasonable for such a proposal and deemed not to be increasing the likelihood of any flood risk and as such deemed acceptable.
6.5 OTHER MATTERS 6.5.1 The proposal as a whole is not expected to create any changes or new issues in respect of criminal activity or spread of fire. Whilst the porch would be increasing the surface area of the dwelling, any water run off will be dealt with as per the existing arrangement of the main structure. The proposal does not include anything, which would suggest that there would be an increase in the water usage of the site above and beyond what is currently in place and so there are no new issues in this respect.
CONCLUSION 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 and Environment Policy 10 & 42 of the Isle of Man Strategic Plan 2016 and the principles of the RDG and as such the planning application is recommended for approval.
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).
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8.2 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.
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): 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 the 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 : 18.03.2025
Determining Officer Signed : S BUTLER
Stephen Butler
Head of Development Management
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