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Application No.: 24/91027/B Applicant: Mr James Geldhart Proposal: Construction of rear extensions to form sunroom and utility room Site Address: Clypse Moar Cottage Plot 1 Clypse Moar Road Onchan Isle Of Man IM4 5BG Planning Officer: Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.12.2024 _________________________________________________________________
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.
The extensions does not harm the character and streetscene of the area nor neighbouring amenities. The proposal is considered to comply with General Policy 2 and Housing Policy 16 of the Strategic Plan.
Plans/Drawings/Information; This approval relates to the documents and drawing no. 1001/250, 1001/252, which have been received on 5 September 2024 and drawing no. which have been received on
Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Onchan Parish Commissioners - No objection Department of Infrastructure - No objection
_________________________________________________________________ Officer’s Report
1.1 The site is Plot1, Clypse Mooar Cottage, Clypse, Onchan, a detached two-storey house located on the west of Little Mill Road, west of the Kerrowdholl Reservoir and south of Clypse Moar. - 1.2 The house consists of a two-storey pitched-roof main dwelling, two two-storey window bays on the front elevation, a two-storey pitched-roof rear elevation, and a single-story pitched-roof garage on the northeast elevation.
2.0 THE PROPOSAL - 2.1 The proposal is the erection of a single-storey flat-roof rear extension with a parapet and a single-storey mono-pitched-roof rear extension.
3.0 PLANNING HISTORY - 3.1 Erection of two detached dwellings with associated garages and field access gates was APPROVED under PA 19/00488/B. - 3.2 New gate access was APPROVED under PA 23/00402/B.
4.0 PLANNING POLICY Site Specific - 4.1 The site is not within an area designated for any development in the Area Plan for the East, meaning it is considered part of the countryside. Strategic Policy - 4.2 The Isle of Man Strategic Plan 2016 (IOMSP) contains the following policies that are considered materially relevant to the assessment of this current planning application:
4.3 The Isle of Man Strategic Plan has no assumption in favour of new development. In decision-making, approval should usually not be granted where a planning application conflicts with the Plan. - 4.4 Spatial Policy 5 states that developments should only occur in defined settlements unless they comply with exceptions in General Policy 3. - 4.5 General Policy 3 sets out exceptions that may be acceptable for developments outside of areas designated for development. - 4.6 Environment Policy 1 echoes Spatial Policy 5 and General Policy 3. It defines the countryside as areas outside existing settlements or not designated for development (as mentioned in 4.1). It shows that development adversely affecting the countryside will almost always not be permitted. It also states that the countryside is protected "for its own sake". In decision-making, this means there is an assumption against development in the countryside. - 4.7 Housing Policy 16 specifies that extension of non-traditional dwellings would usually only be permitted if they would not increase the impact of the buildings as viewed by the public. - 4.8 General Policy 2 (b) (c) and (g) set out design requirements for development, of which they should respect the character of the site itself and its immediate and not-so-immediate surroundings.
4.9 General Policy 2 (g) and (h) set out that amenities enjoyed by the site and the site around it should be protected or preserved. - 4.10 General Policy 2 (h) and (i) also sets out that the proposal should satisfy the safety, efficiency and accessibility requirements, including parking provision, of all highway users whenever possible. PPS and NPD - 4.11 No planning policy statement or national policy directive is considered materially relevant to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance - 5.1 The Residential Design Guide (July 2021) contains the following guidance that are considered materially relevant to the assessment of this current planning application:
6.0 REPRESENTATIONS This section is a summary. The original texts of the consultations and comments received are available on the Planning Application Search on the government website. - 6.1 Onchan Parish Commissioners does not object to this application (24.09.2024). - 6.2 DoI Highway Services states there is no highway interest in this application (13.09.2024). - 6.3 Five neighbouring properties were notified by letter. No comments have been received.
7.0 ASSESSMENT Elements of Assessments - 7.1 The primary considerations are the impact of the proposal on:
Design of the Building Itself
7.2 The proposal extension appears subordinate to the main house. The mono-pitched extension fits in with the existing roofscape. The flat-roof extension has a parapet that connects the extension smoothly with the main house. Therefore, the extensions are considered to have no negative impact on the design of the house. The Character and Streetscene of the Area - 7.3 The flat-roof extension is visible to the public. However, as mentioned in 7.7, it is not considered to harm the character and streetscene of the area. The mono-pitched-roof extension is not readily visible to the public and is considered to have no impact on the character and streetscene of the area. Therefore, the proposal is considered to comply with Housing Policy 16. Neighbouring Amenities - 7.4 The extensions are single-storey and are not considered to have additional overbearing or overshadowing impact. - 7.5 There is no new vantage point created by the extension so they are considered to have no additional overlooking impact.
8.0 CONCLUSION - 8.1 The extensions does not harm the character and streetscene of the area nor neighbouring amenities. Therefore, the proposal is considered to comply with General Policy 2 and Housing Policy 16 of the Strategic Plan is recommended for an approval.
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):
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: 05.12.2024 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner
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