16 December 2021 · Delegated - Head of Development Management (Stephen Butler)
Capella, Main Road, Santon, Isle Of Man, IM4 1jb
The proposal at Capella Cottage on Main Road, Santon, involves demolishing the existing single-storey rear conservatory and replacing it with a flat-roof sun room extension measuring 3.0m wide x 5.2m long x 2.4m high, finished in render to match the house with white uPVC windows and bi-fold doors.
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The officer assessed the proposal against General Policy 2 (GP2), finding it compliant as it respects the site and surroundings in terms of siting, layout, scale, form, and design (GP2b), does not adv…
General Policy 2
GP2 permits development in line with Area Plan zoning if it respects site/surroundings in siting/layout/scale/design (b), avoids harm to townscape character (c), protects resident amenity (g), and promotes energy efficiency (n). Officer tested the sun room's modest single-storey scale, matching render/uPVC materials, rear position, and flat roof profile against these, finding it proportionate, subservient, screened from views, with no overlooking/loss of light, and insulated construction. This outweighed RDG flat roof preferences due to site-specific subservience and outlook benefits.
Strategic Policy 2 - Priority for new development to identified towns and villages
Requires new development primarily in towns/villages or sustainable extensions, with countryside exceptions. Officer confirmed site in defined residential settlement per Area Plan East, supporting rear extension principle without prejudicing adjoining land.
Spatial Policy 5
New development must positively contribute to environment, potentially requiring Design Statement. Proposal's design to match existing house/augment living space was deemed positive in residential context.
Spatial Policy 5
Development in defined settlements, countryside per GP3. Site's residential location in Area Plan East confirmed acceptability.
Environment Policy 42 - character and need to adhere to local distinctiveness
New development in settlements must reflect local character/identity, no inappropriate backland or loss of green space. Single-storey rear extension matches existing materials/extensions, avoids backland overdevelopment unlike prior refusal.
Time limit
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.
No Highways Interest (14.09.21)
Highways Division responded with no highways interest (NHI) for the proposed sun room extension at Capella Cottage.
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 14.09.2021
