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                                                 25/90452/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 25/90452/B Applicant : Mr Michael Quayle Proposal : Replacement of extension with sun room to side elevation. Site Address : 11 The Park Onchan Isle Of Man IM3 1HP

Senior Planning Officer: Mrs Louise Phillips Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 02.07.2025 __

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.

C 2. All external facing and roofing materials to be used on the development hereby approved shall match those of the existing building.

Reason: In the interests of the character and appearance of the site and surrounding area.

This application has been recommended for approval for the following reason. The proposed development would cause no harm to the character and appearance of the host building or wider area, or to the living conditions of neighbouring occupiers. It would therefore comply with the relevant policies of the Development Plan.

Plans/Drawings/Information;

This approval relates to the following drawing numbers:

o JTM2160A-P-02 __

Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal:

o Onchan District Commissioners: No objection. __

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                                                 25/90452/B
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Officer’s Report

1.0 THE SITE

1.1 The application relates to a detached bungalow with an attached, flat roofed garage on the east side of The Park, Onchan. It occupies a corner plot at the junction of The Park and Marion Road, opposite Onchan Raceway.

2.0 THE PROPOSAL

2.1 It is proposed to demolish a small timber and glass utility room at the side of the property adjacent to Marion Road behind the garage, and to replace it with a larger sun room. This would be just under 1m wider than the garage and a little over 5m deep, level with the rear elevation of the building. It would have a flat roof like the garage with a lantern light, a window facing Marion Road and double doors into the back garden.

3.0 PLANNING POLICY

Site Specific 3.1 The site is not within a Conservation Area and there are no Registered Buildings in the vicinity. There are Registered Trees and Registered Tree Areas nearby in Onchan Park, but these would not be affected by the proposal. The site is not at risk of flooding.

Area Plan for the East 2020 3.2 The site is within a predominantly residential area.

Isle of Man Strategic Plan 2016 3.3 Strategic Policies 3(b) and 5 concern the protection of local character and the environment.

3.4 General Policy 2 provides that development in accordance with land use zoning and other relevant proposals and policies of the Development Plan will normally be permitted subject to certain criteria, including those below which are relevant to this proposal. The development should:

(b) respect the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) not affect adversely the character of the surrounding landscape or townscape; and (g) not affect adversely the amenity of local residents or the character of the locality.

3.5 Paragraph 8.12.1 states that in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general.

4.0 OTHER MATERIAL CONSIDERATIONS

4.1 Residential Design Guide.

5.0 PLANNING HISTORY

5.1 23/00051/B: "Demolish existing glazed timber side extension. Remove stone cladding to front elevation and re-render external walls. Erection of a Sub Room. Erection of a 2m high fence to the side and rear boundary for privacy". Permitted.

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                                                 25/90452/B
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6.0 REPRESENTATIONS (DONE)

6.1 Onchan District Commissioners "...recommend that the application be APPROVED for planning purposes only" (22/05/25).

6.2 The following organisations were consulted on 8 May 2025 but, at the time this report was drafted, no comments had been received:

o Highways Services o Manx Utilities Authority - Electricity

7.0 ASSESSMENT

7.1 The application site is in a location where the proposed development is acceptable in principle, subject to compliance with other relevant criteria. Therefore, the main issues are its effect upon the character and appearance of the host building and wider area; and upon the living conditions of neighbouring occupiers.

Character and Appearance 7.2 Some elements of the development granted planning permission under 23/00051/B referenced above have been carried out while others have not. A new 2m high fence has been erected along the boundary with Marion Road and new garage doors have been installed, but the timber and glass side extension remains in situ. The current proposal therefore represents an alternative to the previously approved side extension.

7.3 The extension now proposed would be wider than the one previously approved, projecting beyond the side elevation of the garage, but it would still be set away from the boundary with Marion Road and of a modest scale relative to the house overall. It would have a flat roof whereas the previous proposal would have introduced a sloping one over the new extension and the existing garage. However, the garage is an established feature of the property and there are many other flat roofed garages and small extensions in the area. A flat roof here would therefore be in keeping with the development both on the site and nearby.

7.4 Consequently, the proposed development would cause no harm the character and appearance of the host property or wider area and so it would comply with Strategic Policies 3(b) and 5 and with General Policy 2(b) and (c) of the Strategic Plan.

Living Conditions 7.5 The neighbouring property to the south is a small, end of terrace bungalow and it is at a lower level than the application site. However, given the distance across Marion Road and the presence of new high fencing at the application site, there would be no undue overlooking from the facing window in the proposed extension. It would not give rise to any other potential impacts upon this dwelling. The property to the east of the site is a significant distance away and it is in business use in any case.

7.6 Therefore, the proposed development would not be detrimental to the living conditions of neighbouring occupiers and would comply with General Policy 2(g) of the Strategic Plan.

8.0 CONCLUSION

8.1 For the reasons given above, the proposed development would cause no harm to the character and appearance of the host building or wider area, or to the living conditions of neighbouring occupiers. It would therefore comply with the relevant policies of the Development Plan and so it is recommended for approval.

9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

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                                                 25/90452/B
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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. __

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: 02.07.2025

Determining Officer

Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/ customers and archive record.