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Application No.: 25/90548/B Applicant: Mr Douglas Grant Proposal: Erection of first floor extension above existing garage, erection of two-storey extension to the rear elevation, raising of the existing roof level and associated landscaping works Site Address: Bryn-Teg 9 Bowling Green Road Castletown Isle Of Man IM9 1EA Planning Officer: Russell Williams Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 29.07.2025 _________________________________________________________________
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.
The proposed development is of an acceptable scale, design and finished appearance, and will not harm the character or appearance of the building or street scene. There will be no adverse impacts upon highway safety or biodiversity and the proposals therefore comply with General Policy 2 of the Strategic Plan and the Residential Design Guide.
This decision relates to the following plans and drawings, date stamped 28 May and 3 June 2025:
Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No objection
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The site is the curtilage of Bryn-Teg, Bowling Green Road, Castletown which is an existing bungalow of rendered walls, white uPVC fenestration and concrete tile roof. The property has front rear eaves levels with side gables and small pitched dormers to the roof. The dwelling is set back from the highway with a front garden and side driveway and garage. - 1.2 The street scene is very diverse with this side of the highway having detached bungalows, one and half storey properties and two storey dwellings. To the opposite side of the road are 2 and 3 storey terraced properties. - 1.3 The adjoining property known as Jareal is currently under renovation with modern style extensions having been permitted under 24/90969/B.
2.0 THE PROPOSAL - 2.1 The application seeks planning permission for various extensions and alterations to the existing dwelling in order to rationalise and improve the accommodation provision within. The proposed works extend to the following:
2.2 The proposals utilise a mix of traditional and modern design and materials; with boxed dormer windows finished in dark grey standing seem sheeting and Anthracite fenestration throughout. - 2.3 The roof will be finished with dark grey interlocking roof tiles and include two velux roof lights to the rear. The new walls will be finished in white render.
3.1 The application site is within an area zoned as "Predominantly Residential" on The Area Plan for the South 2013. The site is not within the Conservation Area nor is it recognised as being at any flood risk. Given the nature of the application it is appropriate to consider General Policy 2 of The Isle of Man Strategic Plan 2016. - 3.2 General Policy 2 of the Strategic Plan is considered applicable, which states: "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:
4.1 The Residential Design Guide is a material consideration. - 5.0 PLANNING HISTORY
5.1 No relevant history. 6.0 REPRESENTATIONS
6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows: Castletown Commissioners - No comments received.
DOI Highway Services - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking.
6.2 No representations have been received from members of the public. - 7.0 ASSESSMENT
7.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the street scene and the individual property and impacts upon neighbouring amenities. The original dwelling is considered to be of limited architectural or visual interest, but sits quietly within the site and wider street scene.
7.2 The proposed development is, on the whole, limited in its scale with the footprint of the existing building being extended only modestly to the rear. The scale of the development and increase in GIA is therefore considered to be acceptable and commensurate with the size of the property and site as a whole.
7.3 Having regard to the works to raise the height of the roof by approximately 1.0m, it is noted that the ridge line of the existing dormer bungalow sits below the maximum heights of both neighbouring properties. As indicated by the proposed sections, the new roof height will be very similar, although slightly above the neighbouring properties.
7.4 Regarding the design approach, it is noted that the proposals take a more contemporary approach which is not directly in line with the character or appearance of the original building or other properties in the street scene. It is pertinent to note that there is a plethora of different design styles in the immediate area and the neighbouring property is being renovated with elements of a more modern/contemporary style. Furthermore, the RDG states that "well-judged modern designs using contemporary and sustainable materials will be welcomed, as the Department does not wish to restrict creative designs where they can be integrated successfully into their context. Such approaches, where well designed, can serve to both improve the sustainability of buildings and significantly improve the appearance of buildings to the general benefit of the streetscene." - 7.5 The main impact of the proposed alterations and extensions will be to the front of the property, with those to the rear being hidden from public view. The box dormer windows and feature window will be finished in dark standing seam sheeting which will assimilate well with the dark concrete tiled roof, reducing the visual prominence of these features. The overall design is considered to be well balanced and the setback position of the dwelling from the highway and intervening planting will reduce any increased visual prominence of the dwelling which will sit comfortably within the street scene. The design provides visual interest whilst not causing any significant harm to the original building or street scene.
8.1 The proposed development is of an acceptable scale, design and finished appearance, and will not harm the character or appearance of the building or street scene. The widening of the access will enhance highway safety and ease of access off the public highway. There will be no adverse impacts upon highway safety or biodiversity and the proposals therefore comply with General Policy 2 of the Strategic Plan and the Residential Design Guide. It is therefore recommended that planning permission is granted. - 9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
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):
9.5 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: 29.07.2025 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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