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23/00886/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00886/B Applicant : Mr & Mrs B Cartmell Proposal : Removal of existing Upvc conservatory and replacement with new sun room Site Address : Kerrowdhoo Farm Little Mill Road Onchan Isle Of Man IM4 5BF
Planning Officer: Ms Jill Nixon Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.01.2024 __
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 considered that the planning application is an acceptable form of development and would comply with the principles of General Policy 3 Environment Policy 1 and Housing Policy 15 of the IOM Strategic Plan
Plans/Drawings/Information;
This decision relates to the following plans/drawings
Location Plan 23-114-03 Rev B (received 4.8.23) Proposed Site layout 23-114-04 Rev B (received 4.8.23) Proposed Elevations and floorplans 23-114-02 Rev C (received 17.1.24) __
Interested Person Status - Additional Persons
None
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23/00886/B Page 2 of 4
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Officer’s Report
1.0 THE SITE 1.1 The application site is within the garden area of a dwelling located at the end of Little Mill Road, north of Onchan and south east of the Kerrowdhoo Reservoir.
2.0 PROPOSAL 2.1 This application is for the demolition of the existing UPVC conservatory and construction of a sun room in its place to the rear of the dwelling.
3.0 PLANNING STATUS 3.1 The site is shown as within an area not designated for development under the Area Plan for the East. The site is not within a Conservation Area. The application site is not within a Conservation Area or Flood Risk Area. The proposal would have not require the loss of any trees or tree works.
3.2 Due to the land use designation of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:-
3.3 General Policy 3 states: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with a number of exceptions. In assessing this proposal it is considered part(c) is relevant which sets out the following exemption:
previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
3.4 Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
3.5 Housing Policy 15 states: "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property..."
4.0 PLANNING HISTORY 4.1 None applicable
5.0 REPRESENTATIONS 5.1 Onchan District Commissioners recommend the application is approved application (30.8.23).
6.1 Highway Services state there is no highway interest in this application (11.8.2023).
6.0 ASSESSMENT
6.1 The main considerations are; the principle of the development, design and visual impact.
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23/00886/B Page 3 of 4
6.2 In relation to the principle the starting point is that the site lies in the countryside where development is restricted, in order to protect the countryside for its own sake. This proposal is for the replacement of an existing extension within the footprint of the existing but is substantially smaller. Both the existing and proposed extensions are not considered to impact on the landscape character of the area, however the reduced massing and design are considered to improve the immediate landscape and therefore the proposal is considered to comply with Part(c) of General Policy 3 and Environmental Policy 1
6.3 The foot print of the existing UPVC conservatory is 37sqm while that of the proposed sun room is less than half at 18sqm. The existing conservatory is a typical Edwardian style with low eaves and a large roof that attains a maximum height of approximately 3.5 metres. The proposed sun room will have a flat roof with a central glazed lantern that will respect the maximum height parameters of the existing conservatory. It is considered that this proposal will reduce the visual impact upon the amenities of the countryside
6.4 In terms of design the proposed sun room has simple clean lines and it is proposed to render the walls to match those of the existing traditional style dwelling. It is considered that the proposed design will respect the proportion, form and appearance of the existing dwelling to a greater degree than the existing conservatory it is replacing. It is therefore considered that the proposal complies with the relevant criteria of Housing Policy 15
7.0 CONCLUSION 7.1 For these reasons set out in this report it ls considered that the proposal is appropriate in this location and complies with General Policy 3, Environment Policy 1 and Housing Policy 15 of the IOM Strategic Plan and the application is therefore recommended for an approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status. __
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
Decision Made : Permitted Date : 25.01.2024
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23/00886/B Page 4 of 4
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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