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Application No.: 25/90587/B Applicant: Mrs Helen Baker Proposal: Replacement of garden shed with garden office Site Address: 2 Kelletts Cottage Lhergy Cripperty Union Mills Isle Of Man IM4 4NF Planning Officer: Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 08.09.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Reason: The application proposes a garden store and has been considered as such and for no other purpose.
Although the proposed shed takes up about half of the front garden, since the front garden already receive little nature light given its location, and the main outlook of the houses are towards the rear garden rather than the front garden, the proposal is considered to have an acceptable impact on the character and streetscene of the area, amenities of the occupants and those of the neighbouring amenities. It is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide.
This approval relates to the documents, location plan, proposed site plan, proposed drawings, which have all been received on 13th June 2025.
It is recommended that the following organisations should NOT be given the Right to Appeal: Braddan Parish Commissioners - No objections
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The site is 2 Kelletts Cottage, Lhergy Cripperty, Union Mills, a mid-terrace house located north of Cronk Road. - 1.2 The set of terraces is front gabled and sits at a lower level than the road, with small front gardens on the northeast and long rear gardens on the southwest. Northeast of the site is a house converted from a chapel. - 1.3 No. 1 Kelletts Cottage has a front garden/driveway at the same level as that of the road. Nos. 2 and 3 have a front garden at the same level as their house but lower than that of No. 1. There is an alley northeast of the site, providing access to the front garden and front door of Nos. 2 and 3. - 1.4 The front garden of the application site is approx. 25 square metres. There is an existing shed at the north corner of the front garden. The shed, currently serving as a storage space, is approx. 2.5m long and 2.2m wide.
2.0 THE PROPOSAL - 2.1 The proposal is the erection of a replacement shed. It is approx. 4m long and 3.1m wide. It has a flat roof and is approx. 2.5m tall. There is a sliding door on the elevation facing the house and a window facing the neighbouring end-of-terrace next to the road. The shed serves as both a storage space and an office.
3.1 No previous application is considered materially relevant to this application. - 4.0 PLANNING POLICY Site Specific
4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East.
Strategic Policy
4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o General Policy 2 (b) (c) (g) PPS and NPD - 4.3 No planning policy statement or national policy directive is considered materially relevant to this application.
5.1 Town and Country Planning (Permitted Development) Order 2025 contain approval for garden sheds that meet specific requirements (Class 15), including being less than 2.8m high, smaller than 15 square metres, no closer to the highway than the house and more than 1m from the boundary as well as the house.
Strategy and Guidance
5.1 The Residential Design Guide (July 2021) contains the following guidance that is considered materially relevant to the assessment of this current planning application:
6.1 Braddan Parish Commissioners have no objection to this application (09.07.2025). 6.2 DoI Highway Services has not commented at the time of this report (18.08.2025). 7.0 ASSESSMENT Elements of Assessment 7.1 The key considerations of this application are its impact on the character and streetscene of the area, amenity of the occupants and neighbouring amenities. Character and Streetscene
7.2 The shed has timber cladding while the existing house has smooth render. Timber cladding is a typical design element for residential areas.
7.3 The shed also takes up almost 50% of the front garden. While it is unusual for a garden structure of the proposed size to be placed in the front garden, the front garden in this application is significantly smaller compared to the rear garden. It also receives little sunlight due to being shielded by either buildings or topography on the east, south and west sides. Therefore, the front garden is considered to have limited amenity value, whether visually or in terms of quality of living. In other words, the unusual location of the front garden means it does not contribute to the overall character of the area, and the proposed shed does not materially worsen the existing character. - 7.4 There is a wall between the front garden of No.1 and No.2, combined with the lower level of No.2's front garden, the only visible element of the shed by the public would be a small part of its roof, which is not considered to harm the streetscene of the area. Occupant's Amenities - 7.5 Given 7.3, and the main outlook of the house is towards the rear garden, the proposed shed is not considered to harm the outlook of No.2, Neighbouring Amenities - 7.6 Given 7.3 and 7.5, the proposal is not considered to have an additional overbearing or overshadowing impact on No.3.
7.5 The garden shed can be seen from the front elevation of the three houses. It has an upward look of No.1, as No.1 is on a higher level; therefore, the proposal is not considered to have an additional overlooking impact on No. 1. - 7.6 The garden shed can look at the front garden and front elevation of No.3. While the sheltered space does increase the duration of stay compared to the existing garden, the front garden is not the primary amenity space and therefore the additional overlooking impact is considered to be acceptable.
8.1 Although the proposed shed takes up about half of the front garden, since the front garden already receive little nature light given its location, and the main outlook of the houses are towards the rear garden rather than the front garden, the proposal is considered to have an acceptable impact on the character and streetscene of the area, amenities of the occupants and those of the neighbouring amenities. Therefore, it is considered to comply with General
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 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 : 08.09.2025 Determining Officer
Signed : S BUTLER Stephen Butler Head of Development Management
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