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25/90238/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90238/B Applicant : Mr Stuart Allan Proposal : Installation of replacement roof covering Site Address : 22 Banks Howe Onchan Isle Of Man IM3 2ET
Planning Officer: Hamish Laird Photo Taken : Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 08.05.2025 __
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 complies with the relevant provisions in General Policy 2 a) b) and g); and, ENV22 and ENV23 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:
Site Location Plan showing site edged red @ scale 1:1,250; Site Plan showing site edged red @ scale 1:500; Drawing No. 22/02- Proposed Elevations and Roof Plan;
All stamped received and dated 4th March, 2025.
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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.
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25/90238/B
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Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of an existing detached dwelling which sits on the eastern, higher, side of Banks Howe. It is partly single storey, and 2-storey, with the 2-storey element being to the south side of the dwelling with the single storey element containing an integral double garage. It is constructed partially for brick (northern single storey element) and render (southern two storey element) with a raised porch access to the front. The ground level varies across the site being lower at the front (west) and south side), and higher at the rear (east) and on the north side where the garage is located.
1.2 The application property and those to the east are set back from the highway by a significant amount - about 15m.
2.0 THE PROPOSAL 2.1 The proposal is a full planning application for a replacement of the existing concrete, double roman, tiled roof covering with Redland Stonewold tiles colour Tudor Brown with and 13 No. solar PV Panels added to the front (west facing) roof-slope - which covers the single storey element of the dwelling; and, 9 No. solar PV Panels added to the south side roof-slope which covers the southern half of the two-storey element of the dwelling.
2.2 There would be no increase in roof height, extension to the dwelling or the provision of any additional living accommodation, or other external changes to the appearance of the dwelling arising from the proposed development.
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: (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways. (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (n) is designed having due regard to best practice in reducing energy consumption. "
3.3 Paragraph 7.34: Existing Settlements 7.34.1 Every settlement in the Island has its own individual character and identity which needs to be conserved and enhanced. If such characteristics and qualities are not to be lost, any new development must be appropriate to the locale in terms of scale, siting, design, relationship with other buildings and land uses. Area Plans should identify important spaces within settlements, whether in the form of village greens, squares or areas which simply add to the attractiveness and interest of particular areas which have positive amenity value. It is
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25/90238/B
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important to the attractiveness and individuality of centres that over intensive development is 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:
i. be of a high standard of design, taking into account form, scale, materials and siting of new buildings and structures; ii. be accompanied by a high standard of landscaping in terms of design and layout, where appropriate; iii. protect the character and amenity of the locality and provide adequate amenity standards itself; iv. respect local styles; and v. provide a safe and secure environment.
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."
4.0 RELEVANT PLANNING HISTORY 06/00748/B - Removal of balcony rail and window alterations to front elevation - Permitted - 14.07.2006. 06/00291/B - Replace existing window with hardwood double doors to rear elevation to provide disabled access - Permitted - 28.04.2006. 84/00738/B - Construction of dwelling, Plot 41, Phase 5, Banks Howe, Onchan - Permitted.
5.0 REPRESENTATIONS 5.1 Department of Infrastructure Highway Services - comments "No Highway Interest". (26/3/25).
5.2 Onchan District Commissioners (2/4/25) - The Board recommends that planning approval be granted.
5.3 No neighbour representations had been received by the Report drafting stage (8/5/25).
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 east side of Banks Howe, Onchan, with its principle (mainly single storey) elevation facing west, and its two-storey elevation facing south facing towards the east coast of the Island and the Irish Sea. In terms of the streetscene, the new roof covering (type and colour of the proposed roof tiles) and installation of solar PV panels to the west and south facing roof-slopes would not result in an unduly adverse visual impact on the character of the dwelling itself, or in terms of adverse visual impacts on the character of the site and its surroundings. This coupled with the fairly limited scope and nature the proposals would not be out of keeping.
6.3 The new roof covering and addition of solar PV panels would not give rise to any adverse impacts on the residential amenities of occupants of neighbouring or nearby dwellings. No other changes to the dwelling are proposed.
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25/90238/B
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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 ENV23 in the Isle of Man Strategic Plan 2016.
7.0 RECOMMENDATION 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: 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 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: 13.05.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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