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Application No.: 25/90586/B Applicant: Mr & Mrs I. Simpson Proposal: 2-storey extension to existing dwelling and erection of garden store/covered sitting area Site Address: Sunset Cottage Andreas Village Isle Of Man IM7 4HE Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 08.07.2025 _________________________________________________________________
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: To ensure the proposed design and finish is fully implemented correct. Horizontally hung timber cladding would be inappropriate.
Overall, it is concluded that the planning application is in accordance with the proposal complies with General Policy 2 of the Strategic Plan 2016 and the Residential Design Guidance 2021 having no significant adverse impact upon public or private amenities.
Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 10.06.2025.
_________________________________________________________________ Right to Appeal None
1.0 THE SITE - 1.1 The application site is Sunset Cottage, Andreas Village, a detached house located on the south eastern side of the A17 and on the south western edge of Andreas village boundaries. - 1.2 The property has tradition proportions and form, with gable end chimneys and pitched roof, but more unusually has a number of flush dormers to the front and rear elevations and a two storey forward projecting gable (porch/en-suite). To the eastern gable is a single storey extension which accommodates a sitting room and attached garage. The property is finished in paint render throughout with a grey concrete tile roof.
2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the 2-storey extension to existing dwelling and erection of garden store/covered sitting area. - 2.2 The proposed two storey extension would replace the existing single storey side extension. The new proposed would be a two storey building with pitched roof finished in slate and vertically hung timber cladding to all elevations. The proposal would have a maximum depth of 10.3m, a maximum width of 6.1m and a ridge height of 7.3m. A single storey link extension would be position in-between the new two storey building and the eastern gable end wall of the existing property. - 2.3 The single storey garden store/covered sitting area would have a width of 5.2m, a depth of 2.4m and a maximum height of 2.5m. This is located to the east of the new proposed two storey extension, sited on a new patio area. This building would be finishes in a grey powered coated steel panels.
3.1 The site lies within an area designated on the Isle of Man Development Order 1982 as "Predominantly Residential" use. The site is not within a Conservation Area. - 3.2 As such, the following parts of the Strategic Plan are relevant: - 3.3 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:
3.4 The Department has recently published the Residential Design Guidance (March 2021) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
4.1 There are no previous planning applications which are considered relevant in the determination of this application. - 5.0 REPRESENTATIONS
5.1 No comments have been received at the time of writing. 6.0 ASSESSMENT
6.1 The main issues to consider in the assessment of the application are the potential impacts upon the character and appearance of the street scene/property and the potential impacts upon the neighbouring properties. Potential impacts upon the character and appearance of the street scene
6.2 The proposed side extension has the proportion form and design of a converted barn styled building. The proposal does have a more contemporary twist with the large sections of glazing to some elevations and the vertically clad timber. The single storey modest link extension between the main house and the new extension would help form a separation between the two and help in making the proposal appearing as a subordinate extension to the main dwellinghouse. - 6.3 It is also considered the proposal in design of architectural quality would represent an enhancement over the existing single storey extension and beneficial to the existing property/site. - 6.4 The single storey garden store/covered sitting area raises no concerns given it size, scale and overall design is a modest additional to the overall site, which is sizeable in size. - 6.5 Overall, the proposals are considered acceptable and are in keeping with the existing property and site well within the street scene/area. Potential impacts upon the neighbouring properties - 6.6 The properties most likely to be affected by the development would be "Fraser Simpson Court" to the north east of the application dwelling. The main impact would likely be through overlooking from the first floor windows within the north-eastern and south-eastern elevations of the new two storey extension. The windows within the south east (side) elevation would serve non primary habitable rooms (i.e. living room/kitchen diner). Rather serve a dressing room, hallway and study. The window to the north-east would also serve the same study. - 6.7 It is noted there is current a number of trees and hedgerows planted along the north and north-eastern boundary of the application site, which are not proposed to be removed. - 6.8 The neighbouring property is located to the north-east to east of the new extension and have a distance of approximately 23+ metres away. Accordingly, given the orientation between the two properties, the distance retained, landscaping, and the overall design of the proposal, it is considered there would not significant level of overlooking to warrant a refusal. Furthermore, given these same reasons, namely the distance, plus the size/scale of the proposals it is not considered there would be any significant overbearing impacts or loss of light to warrant a refusal.
7.1 Overall, it is concluded that the planning application is in accordance with the proposal complies with General Policy 2 of the Strategic Plan 2016 and the Residential Design Guidance 2021 having no significant adverse impact upon public or private amenities and therefore it 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 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: 11.07.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner
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