DEC Officer Report

Application No.: 23/00959/B Applicant: Mr & Mrs Robin Rae Proposal: Proposed raised patio, new external patio doors to replace existing window Site Address: Strathallan Cliff House Strathallan Road Onchan Isle Of Man IM3 1NN Planning Officer: Mr Hamish Laird Photo Taken: 02.10.2023 Site Visit: 02.10.2023 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.01.2024

Conditions and Notes for Approval

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 proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable.

Plans/Drawings/Information; This approval relates to the following plans and documents:

• Drawing No. JTM2326-P-01 - Site Location Plan;
• Drawing No. JTM2326-P-02 - Proposed Site & Ground Floor Plans & Elevations;

• all date stamped and received 20 September, 2023. _______________________________________________________________

Interested Person Status

Additional Persons

None. _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site relates to Strathallan Cliff House, which is a large, detached dwelling, standing in spacious grounds, and located on the south side of Strathallan Road, Onchan. The dwelling has a two-storey side wing attached to its east side which currently has a double casement window facing south in the rear elevation. - 1.2 Vehicular access to the site is derived from Strathallan Road.

2.0 THE PROPOSAL - 2.1 Proposed is the installation of a raised patio area, and the installation of new external patio doors in place of the double casement window in the two-storey side wing facing south in the rear elevation. The patio area would measure approx. 4.0m deep x 3.5m wide. It would stand above existing ground level by approx. 0.565m. The decked area would be bounded by 1.2m high glazed balustrades around its sides and would have a set of steps down to the rear garden approx. 0.970m wide. The appearance of the external walls following the installation of the patio doors would be made good to match the existing white render wall finish.

3.0 PLANNING POLICY - 3.1 The site lies within an area designated on the Area Plan for the East (2013) as Predominantly Residential. - 3.2 The site is not in a Flood Risk Area or Conservation Area and none of the buildings or trees on site is Registered. - 3.3 As such, the following parts of the Strategic Plan are relevant:

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:

• (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; (g) does not affect adversely the amenity of local residents or the character of the locality; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;".

3.4 Environment Policy 22 (in part): Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: (iii) vibration, odour, noise or light pollution;

4.0 RELEVANT PLANNING HISTORY - 4.1 15/01247/B - Construction of integral garage and formation of new access doors Strathallan Cliff House, Strathallan Road, Onchan, IM2 4PN - Approved - 05.02.2016. - 4.2 16/01050/B - Erection of detached dwelling with integral garage, Strathallan Cliff House, Strathallan Road. Onchan - Approved - 10.03.2017.

4.3 21/00786/B - Creation of pedestrian access and installation of gate (part retrospective) at Strathallan Cliff House, Strathallan Road, Onchan, IM2 4PN - Approved - 17.11.2021.

5.0 REPRESENTATIONS - 5.1 Highway Services - Comments received - 29/9/23 - Highway Services HDC comments that it has no highways interest in the proposal. - 5.2 Onchan Commissioners - Received 5/10/23 - The Commissioners recommend the application be approved for planning purposes only. NEIGHBOUR REPRESENTATIONS

5.4 No representations had been received by the Report drafting stage. - 6.0 ASSESSMENT

6.1 The fundamental issues to consider in the assessment of this planning application are:

• (i) visual impact of the proposed development; (GP2 b, c)
• (ii) the impact upon the amenities (overlooking, loss of light; over bearing impact, (privacy and visual amenity) of the neighbouring properties. (GP2 (g)
• (iii) impact of the revisions to the access on highway safety. (GP2 (i)

6.2 Visual impact

• 6.2.1 The proposed works involve the extension via the provision of a raised decked area to the rear of the eastern side wing of the dwelling, and alterations to the dwelling to install patio doors. The works would be on the south facing elevation of the house with a view out towards Douglas Bay.
• 6.2.2 The installation of the decked outdoor patio area would measure approx. 4.0m deep x

3.5m wide, and would stand above existing ground level by approx. 0.565m. The decked area would be bounded by 1.2m high glazed balustrades around its sides and would have a set of steps down to the rear garden approx. 0.970m wide. The siting of the decked area on the south side of the dwelling would result in it being screened from any public views from Strathallan Road by the dwelling; and, it would be sufficiently separated from the adjoining dwelling to the east at The Laurels for it to have no impact on views from the rear garden area and side elevation of this property. Overall, these changes are considered to be relatively minor in the context of this sizeable dwelling and accord with the provisions of Policy GP2 b, and c of the Adopted Island Development Plan 2016.

6.3 Neighbours amenity

• 6.3.1 The outdoor raised deck of the patio would be sited to the rear of the dwelling and well away from the neighbouring dwelling at The Laurels. The host dwelling would screen the patio area from any views from the west and owing to the large size of the rear garden area to the rear/south of the dwelling it would appear as an insignificant feature in respect of any views from Tremissary House, which itself is located at a lower level than Strathallan Cliff House.
• 6.3.2 Overall, with regard to the potential impact of the development on neighbouring residents amenities, the proposed development is considered to be acceptable and accords with the provisions of Policy GP2 (g) and (h), of the Adopted Island Development Plan 2016.

- 7.0 CONCLUSION

7.1 For the above reasons, it is concluded that the planning application would result in a visually acceptable form of development that would not harm the use and enjoyment of neighbouring properties; or, give rise to issues of highway safety. As such, the proposed development is acceptable and would comply with the principles of General Policy 2, Environment Policy 22 of the Isle of Man Strategic Plan 2016, and is recommended for approval.

- 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status.

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

Decision Made : Permitted Date : 24.01.2024 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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