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25/90477/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90477/B Applicant : Mrs Dawn Collins Proposal : Alterations to windows, doors and steps to side and rear elevations Site Address : 34 King Edward Park Onchan Isle Of Man IM3 2AB
Planning Officer: Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 21.07.2025 __
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 General Policy 2 of the Isle of Man Strategic Plan 2016
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 10th May 2025; o Drawing No. 01P o Drawing No. 02P o Drawing No. 03P __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: Onchan Commissioners - No objection __
Officer’s Report
THE APPLICATION SITE
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25/90477/B
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1.1 The application site is within the curtilage of 34 King Edward Park, Onchan which is a bungalow situated to the North of Kind Edward Park and South of Harbour Road.
1.2 The property has an existing front driveway/access and landscaped gardens which front onto King Edward Park.
THE PROPOSAL 2.1 The current planning application seeks approval for the following but not limited to items;
PLANNING HISTORY 3.1 The below are applications which are relevant in the assessment of this application; PA25/90295/B - Remove part of grass bank to create new driveway and dropped kerb - Refused.
25/90611/B - Dropped kerb, amendment to gate post and removal of part of grass bank to create vehicular access (amendment to 25/90295/B) - Pending.
PLANNING POLICY 4.1 The site lies within an area zoned as "Proposed Residential" on the Area Plan for the East, Map 6 - Onchan. The site is not within a Conservation Area nor a 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 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;
5.3 Onchan Commissioners have considered the application and state, "Approved for planning purposes only." (13.06.25)
ASSESSMENT 6.1 The main consideration in regards to assessing this application is the impact of the proposal upon the visual amenities of the area and neighbouring amenity.
6.2 The proposed works due to their location on the property will be seen from a public vantage point along Harbour Road, whilst this is the case, the proposed works will be read within the context of their surroundings which is residential and as such should not impact the visual amenities of the overall streetscene nor the application site itself.
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25/90477/B
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6.3 Turning towards neighbouring amenity and whether there would be an impact from the installation of the corner window. It's noted that No. 34 King Edward Park is situated at a higher level than No.32 King Edward Park with there already being a window situated to the Southern elevation. As such the proposal to create a corner window to this elevation would not increase the already existing overlooking above and beyond what is in place, to warrant a refusal. It's also noted that No.32 King Edward Park have not raised any objections and were consulted on the 2nd June 2025.
CONCLUSION 7.1 Overall the proposal is considered to be acceptable by not to result in any new or increased impacts on neighbouring amenity nor will it impact the visual amenity of the surrounding streetscene, as such the proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016.
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. __
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: 21.07.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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