Loading document...
Application No.: 25/90601/B Applicant: Mr Martin Poole Proposal: Erection of decking/terrace area with glazed balustrades; alterations to windows; erection of steps and installation of wallmounted handrail Site Address: 67 King Edward Road Onchan Isle Of Man IM3 2AR Planning Officer: Russell Williams Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.08.2025 _________________________________________________________________
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.
The proposed terrace, with its glass balustrade and works to the windows have been designed to comply with General Policy 2 of the IoM Strategic Plan 2016 and are considered to be acceptable.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped 13 June 2025:
_________________________________________________________________ Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: Onchan Commissioners - Support the application DOI Highway Services -No objection
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application site is the residential curtilage of an existing dwelling situated on the north side of King Edward Road. - 1.2 The property is characterised as a bungalow with a hipped tiled roof in red rosemary tiles and a conservatory on the front elevation. The properties sit at a higher level than the highway and there is an intervening access drive, hedgerow and railway between the site and King Edward Road.
2.0 THE PROPOSAL - 2.1 The application seeks planning permission for construction of a raised terrace area with glazed balustrades to the frontage, together with the construction of steps and installation of wall-mounted handrail. There will also be some minor alterations to existing windows. - 2.2 The proposed terrace will sit atop brick retaining walls at a height of approximately 1.5m. The alterations to windows and doors will result in new white uPVC casements being installed, with one window being changed to sliding doors and existing doors reverting to a window.
3.0 PLANNING POLICY - 3.1 The site lies within an area designated as Predominantly Residential on the Area Plan for the East. The site is not within a Conservation Area, Area of High Landscape or Coastal Value and Scenic Significance or a Flood Risk Zone. - 3.2 General Policy 2 of the Strategic Plan is considered applicable, which states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
3.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "As a general policy, 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 The Residential Design Guide is a material consideration.
5.0 PLANNING HISTORY - 5.1 No relevant history for the site.
6.0 REPRESENTATIONS - 6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows:
Onchan Commissioners - The Board of Onchan District Commissioners would recommend that the application be APPROVED for planning purposes only.
DOI Highway Services - After reviewing these Applications, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking.
6.2 No representations have been received from members of the public.
7.0 ASSESSMENT - 7.1 The key considerations in the determination of the application is the impact upon the character of the original dwelling and surrounding area and residential amenity. VISUAL IMPACT - 7.2 The existing building is set well back from King Edward Road and sits between an established group of bungalows, arranged in a linear form fronting the highway. The alterations to windows will have no adverse impact upon the appearance of the dwellinghouse. - 7.3 There are a number of properties in the immediate vicinity of the site that have terraces and sections of balustrade to their frontages, taking advantage of the views across Douglas Bay.
7.4 The proposed raised terrace will sit quietly to the front of the property and although the glass balustrade is a somewhat modern element, the use of glass is considered acceptable and would have less visual impact than metal or timber alternatives. - 7.5 It is pertinent to note that the immediately adjoining property known as Santa Maria recently had permission granted for glass balustrading to its front patio area and this proposal will be visually similar to that. - 7.6 The new terrace will project approximately 3.5m in front of the dwelling but will continue to sit behind the driveway, front garden and existing retaining wall. Overall the impact of the proposed development upon visual amenity and the character of the existing dwelling is considered to be acceptable and reflective of other properties in the immediate setting. RESIDENTIAL AMENITY - 7.7 The proposed terrace will be set to the front of the application site and a flat roof extension to Santa Maria to the east. There is some minor potential for use of the terrace to give a view into the neighbouring property, but such views are already possible from the front of Casa Mia. - 7.8 The potential for loss of privacy is therefore considered to be minor and the neighbouring resident(s) has not raised any concern with the proposal. On balance, therefore, the impact of the terrace upon residential amenity is acceptable. 8.0 CONCLUSION
8.1 The proposed development will have an acceptable impact upon visual and residential amenity in the area. It therefore complies with General Policy 2 of the Strategic Plan and it is recommended that planning permission is granted.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 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:
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):
9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
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, and/or rights to appeal.
Decision Made : Permitted Date : 22.08.2025 Determining Officer
Signed : S BUTLER Stephen Butler Head of Development Management
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.
Copyright in submitted documents remains with their authors. Request removal
