16 December 2021 · Delegated
Capella, Main Road, Santon, Isle Of Man, IM4 1jb
Permission was granted for alterations and the erection of a sun room extension to replace an existing conservatory at Capella Cottage, a two-storey detached house on Main Road, Santon, Isle of Man. The officer assessed the proposal against a range of planning considerations including the principle of development, design quality, visual impact, effect on neighbouring amenities, and sustainable construction. The site sits within the residential curtilage of the property, which features chimney stacks, a pitched tiled roof, and front parking, with Clanagh Lodge to the north and Mussoorie to the south. The application was approved by delegated decision on 16 December 2021, with one condition attached. There is one earlier related planning history reference on record.
The Department of Environment, Food and Agriculture approved the application on 16 December 2021. The officer considered the principle of the development, its design, visual impact, effect on neighbouring amenities, and sustainable construction, and found the proposal acceptable on all counts.
General Policy 2
This application has been recommended for approval for the following reason. The planning application is deemed to comply with General Policy 2 of the Strategic Plan.
General Policy 2: 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Strategic Policy 2
Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph - 6.3.
Strategic Policy 5
New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island.
Spatial Policy 5
New development will be located within the defined settlements.
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.
Environment Policy 42
New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality.
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.''
Condition 1
1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
