5 September 2024 · Delegated
Broomhill, 1, Hill Park, Ballakillowey, Colby, Isle Of Man, IM9 4bf
The application sought to replace an existing flat-roof conservatory — which infills a corner on the front elevation and sits below the eaves line — with a bulkier flat-roof sun room featuring floor-to-ceiling glazing and a glazed corner unit, along with replacing two windows with a bifold door and lowering a kitchen window sill. A previous approval (PA 23/00971/B) had been granted for a slightly larger extension with a peaked gable; this revised scheme is narrower but uses a flat roof throughout. The key planning issue was whether the more bulky, contemporary flat-roof design was acceptable in visual terms. Officers noted the new extension would straddle the existing eaves line with a 600mm depth, giving a somewhat top-heavy appearance, but concluded that replacing one flat-roof structure with another was not unreasonable. The dwelling itself is not of special architectural merit, and the mix of styles in the immediate streetscene means the site can absorb the change without significant adverse visual harm or any material impact on neighbours' living conditions.
The proposal was approved because the existing dwelling and surrounding streetscene — which already features a mix of styles and appearances — can accommodate the contemporary flat-roof extension without causing significant visual harm. There was no adverse impact identified on the amenity of neighbouring properties, and the scheme complies with the relevant policies of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021.
general standards towards acceptable development visual and neighbouring amenity, and energy reduction
The proposal is considered to have acceptable visual and amenity impact and to comply with
promotes development taking account of locality in design
The proposal is considered to have acceptable visual and amenity impact and to comply with
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
prevent criminal activity
The proposal is considered to have acceptable visual and amenity impact and to comply with
Community Policy 7: The design of new development and the extension and refurbishment of existing buildings and development must, as far as is reasonably practical, pay due regard to existing best practice so as to help prevent criminal and anti-social behaviour. 10.12.2 The Isle of Man Constabulary has suggested that neighbourhood police stations, where the public can meet police officers, are needed to improve community safety. In the majority of cases these will need to be provided within existin g communities as opportunities arise. Consideration should be given to incorporating such facilities in larger new developments in association with other community facilities.
reduce spread of fire
The proposal is considered to have acceptable visual and amenity impact and to comply with
Community Policy 10: Proposals for the layout and development of land will be permitted only where there is provided proper access for fire -fighting vehicles and adequate supplies of water for fire-fighting purposes. 10.13.3 Fire prevention can be improved via the development control processes, and the Department has for many years welcomed input to these processes from the Fire Safety Department. Accordingly,
conserve the Island's water
The proposal is considered to have acceptable visual and amenity impact and to comply with
promote good design and use of local materials and character
Relevant policies of IOM Strategic Plan 2016
Strategic Policy 3: Proposals for development must ensure that the individual character of our towns and villages is protected or enhanced by: (a) avoiding coalescence and maintaining adequate physical separation between settlements; and (b) having regard in the design of new development to th e use of local materials and character. 4.3.4 Most of our built heritage, our countryside, our coastline and our natural environment is of attraction, value and interest. Surveys commissioned by Government on the quality of life and the importance of heritage in the Isle of Man and internationally, have consistently shown that the historic landscape setting of the Isle of Man scores as t he single most significant factor for residents and visitors in supporting the concept of a specific and positive Manx identity. This "heritage identity" is a result of the combination of a rich diversity of historic sites and monuments, historic building s and residential settlements and a specific range of natural history attributes set within a predominantly rural landscape setting which links modern life to a sense of historic legacy and beauty, the retention of which is strongly supported by Government and the resident community. 4.3.5 The landscapes of the Island are very varied, and their nature and variety is the consequence of thousands of years of interaction between the natural and cultural aspects of the Island through human activity within the enviro nment and an innate respect for the natural and historic qualities they represent. 4.3.6 This landscape heritage is more than simply the sum of its parts. The combination of geology, geomorphology, wildlife, archaeology, history, traditional buildings and the natural settings for traditional activities and customs, combine in the rural and built environment to provide an inseparable element of "Manxness". It provides an overarching context which makes the landscapes of the Isle of Man unique and gives them the value which is acknowledged by those who live here and those who visit. The protection and promotion of this element within Manx society is an important element in central Government policy and the Strategic Plan, which both support the view that these v alued characteristics of the Isle of Man be acknowledged and protected for the future from inappropriate development. 4.3.7 This protection will apply to areas of heritage value, to sites of heritage value and to general traditional landscape settings within the Island which are deemed to contribute to the sense of the Island's heritage identity. Heritage landscape value will therefore be a consideration in all aspects of planning, with a view to retaining and enhancing this value wherever possible.
promote good design and use of local materials and character
Relevant policies of IOM Strategic Plan 2016
Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies. 4.4 Economy 4.4.1 The Spatial Strategy identifies the Major Employment Areas around the Island. While the majority of business and employment is focused around the Douglas Metropolitan Area, there are other major employment areas at Castletown, the Airport/Freeport, Peel, Ramsey and Jurby. The Department considers the distribution of employment areas provides a spread of employment opportunities around the Island. While recognising the opportunities for small scale local employment within existing centres it is considered new employment should, in the main, be concentrated within existing settlements or those major employment areas referred to in the Island Spatial Strategy and illustrated on the Key Diagram. Existing Local and new Area Plans will provide detailed boundar ies for these areas. From time to time Government may judge it appropriate to offer financial incentives to encourage economic activity or investment in particular parts of the Island.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
