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Application No.: 25/90154/B Applicant: Holly Minards Proposal: Erection of decking (retrospective) Site Address: 4 Marine View Close Onchan Isle Of Man IM3 1BQ Senior Planning Officer: Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.03.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
This application has been recommended for approval for the following reason. The planning application would not harm the use and enjoyment of neighbouring properties and has been designed to comply with General Policy 2 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This decision relates to drawing and supporting information received on 10 February 2025
_________________________________________________________________ Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: Onchan Parish Commissioners - No Objection DoI Highways - No Objection
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application site is the curtilage of No. 4 Marine View Close, Onchan, a semi-detached house located on the south west corner of Marine View Close. The house is a two-storey pitchedroof house with an attached flat roof garage that is mirrored in its appearance to the other half of the semidetached.
2.0 THE PROPOSAL - 2.1 The application (retrospectively) seeks to install an elevated decking platform to the west (side) elevation with steps down the rear (south). The decking area would measure 6m long adjacent to the side of the dwelling and would project out to the side into the garden area by approx. 2.7m. The decking is enclosed with timber posts, timber spindles and capped with a handrail measuring 1.2m in height. The decking is accessed from a pair of patio doors on the west elevation.
3.0 PLANNING POLICY - 3.1 The application site is located within an area designated as 'Residential' and within the settlement boundary on the Area Plan for the East 2020 (Map 6 Onchan).
3.3 The site is not within a Conservation Area, there are no registered trees on site nor is it within an area of flood risk. It is appropriate to consider the following planning policies from the Isle of Man Strategic Plan 2016;
Strategic Policy 2 Priority for new development to identified towns and villages 5 Design and visual impact Spatial Policy 2 Onchan is a named service centre General Policy 2 - (b,c,g) - General development considerations
4.1 None. - 5.0 REPRESENTATIONS (in brief - full reps can be read online)
Statutory Consultations 5.1 Onchan District Commissioners - Do not object (06/03/25)
5.2 Highways Services - Do not object (17/02/25) Public Representations - 5.3 None.
6.1 The fundamental issues to consider in the assessment of this planning application are;
6.1 The property sits within a cul-de-sac of similar styled dwellings and sits within an area designated as residential and within the town of Onchan. As such the general principle of development is considered acceptable as it is in accordance with the land use designation and further supported through Strategic Policy 2, Spatial Policy 2.
6.2 The proposed erection of raised decking would not be apparent when viewed from the adjacent highway of either Marine View close or Harbour road. In any case any views would be read within the same residential context of the dwelling house and garage. Given the small scale of the proposal and limited visual impact, it is not considered to have any adverse impact on the wider countryside and would be proportionate for the chosen area that sits between the two buildings. As such the proposal would be in accordance with GP2.
6.3 The nearest neighbour to the proposed decking on the west elevation would be No.5 Marine View Close who share a boundary with the site. In terms of whether there is any material harm to the neighbouring amenity, taking into consideration the nature of the site and intervening distance from the proposals to the immediate neighbouring properties built forms and their orientation at 90 deg to each other. It is not considered to have any negative impact upon their living condition and the proposal would not be seen to be overbearing impact that could leading to
a loss of light or the use of the decking would not result in any overlooking or loss of privacy to the neighbouring amenity to the sides or rear for the reasons stated above. As such this aspect would comply with Gp2g.
7.1 For the above reasons, it is concluded that the planning application would be in accordance with the land use designation and not considered have a detrimental visual impact or adverse impact upon the neighbouring amenity and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, and is recommended for approval. - 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
8.1 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).
8.2 Article A10 sets out that the right to appeal is available to:
8.3 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. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
8.5 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 : 11.03.2025 Determining Officer
Signed : S BUTLER Stephen Butler Head of Development Management
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