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25/90162/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90162/B Applicant : Onchan District Commissioners Proposal : Alteration to Main Road elevation roof and gutter line, alteration to external wall render, replacement of building name signage Site Address : Elm Tree House Main Road Onchan Isle Of Man IM3 1AN
Senior Planning Officer: Jason Singleton Photo Taken : Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 01.04.2025 __
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 proposed application to materially alter the external appearance of the property is not considered to harm the character of the surrounding streetscene and would respect the site/ property in accordance with General Policy 2(b) & (c) of the Isle of Man Strategic Plan 2016
Plans/Drawings/Information; This decision relates to drawings received on 14th February 2025, referenced; JTM2060A-P-01 JTM2060A-P-02 __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: DoI - Highways Services - No objection __
Officer’s Report
1.0 THE SITE
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1.1 The application site is the curtilage of Elm Tree House, Main Road, Onchan. The property is a detached building to the East of the highway. The building when viewed from the Main Road appears three storeys in height, but when viewed from Elm Tree Road it appears two storeys in height. The frontage which faces onto Elm Tree Road is predominantly glazed at ground floor level with brick above and a mansard roof above that with seven roof lights installed. Generally the building is finished with bare dark brown brick with Upvc windows to the upper floors and aluminium glazing to the ground floor shop fronts (both sides). The roof (mansard) is grey tile roof cladding.
2.0 THE PROPOSAL 2.1 Proposed is a series of cosmetic works to the side and front elevations to materially alter the external appearance by; o Spray paint the existing Upvc windows and doors to a dark grey; o A sand/ cement render and painted to the front (south east) elevation and side return (north east) over the existing exposed brickwork. o Alterations to the south west roof gutter junction to form a new gutter line.
2.2 Also proposed is the sign writing to the north east elevation with 6mm acrylic signage with the words "elm tree house".
3.0 PLANNING POLICY 3.1 The application site is located within an area designated as 'Mixed Use' on Map 6 of the Area Plan for the East. The site is not within a Conservation.
3.3 It is appropriate to consider the following planning policies from the Isle of Man Strategic Plan 2016;
Strategic Policy 2 Priority for new development to identified towns and villages 5 Design and visual impact
Spatial Policy 2 Onchan is a named service centre
General Policy 2 - (b,c,g) - General development considerations
4.0 PLANNING HISTORY 4.1 25/90054/MCH - Minor Change to 21/00134/B - amendments to wall finishes and alteration to gutter line. Refused; o The changes from cladding to smooth white render and raising of the eaves level. The proposed works are considered more than minor and would warrant a full application due to the consultation needed for the various proposed aspects and the effect they would have on the original application's conditions.
4.2 21/00134/B - Replacement of existing windows and doors, cladding to front and side elevations, rendering works to rear and side elevations. Approved.
5.0 REPRESENTATIONS (in brief - full reps can be read online) Statutory Consultations 5.1 Onchan Parish Commissioners had not commented at the time of writing 5.2 Highways Services - Do not object (17/02/25)
Public Representations 5.3 None.
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6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are;
(i) Principle of the development
(ii) Impact of the development
(iii) Impact on the neighbour's amenity
(i) Principle 6.1 The principle of development here would be acceptable as the building sits within the defined settlement of Onchan and is within a named settlement. As such the proposal would be in accordance with Strategic Policy 2 and Spatial Policy 2.
(ii) Visual Impact 6.2 Given the unique design and appearance of the building and its dominance within the streetscene the use of painted render could be an acceptable finish to modernise a tired (visually) building. From the streetscene and arguably the most viewed elevation as seen from Main Road, and the traffic junctions to the north and south, the proposal would seek to retain the built forms but to modernise the visual appearance which is welcomed.
6.3 The palate of materials chosen could be considered to be in keeping with the character of the area and the site visit noted the surrounding properties are painted render finish and would soften the harshness of the current appearance of exposed facing brick. The works to the gutter line and painting of the upvc window frames would be appropriate works to the property and remain unobjectionable. These aspects of development are deemed to be an acceptable form of development that complies with those sections of General Policy 2(b) & (c)
7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the planning application would be in accordance with the land use designation and not considered have a detrimental visual impact and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, and 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: 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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8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
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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: 03.04.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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