Officer Report

Application No.: 25/90719/B Applicant: Mrs Zita O'Kelly Hills Proposal: Rendering of existing brickwork and Tudor effect timber to all elevations Site Address: 1 The Falls Tromode Douglas Isle Of Man IM4 4PZ Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.09.2025 _________________________________________________________________

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.

Overall, it is considered the proposal would comply with General Policy 2 of the Isle Of Man Strategic Plan 2016 and Residential Design Guide 2021, not having any significant impacts upon public or private amenities.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawings all received on 24.07.2025 and 29.07.2025.

_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection Local Authority - No Objection/no comments received

Officer’s Report

1.0 SITE - 1.1 The application site is the residential curtilage of 1 The Falls, Tromode, Douglas, which is a detached property located to the western side of The Falls estate road and west of Tromode Road.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within a "predominately residential use" under the Area Plan for the East. The site is not within a Conservation Area, nor is the building registered. - 2.2 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:

• (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."

2.3 Residential Design Guide July 2021

3.0 PLANNING HISTORY - 3.1 Demolish existing conservatory, erection of kitchen extension and additional storey to rear garage with link to master bedroom - 22/01521/B - APPROVED - 3.2 Replace existing patio doors with windows and doorway - 12/00054/B - APPROVED - 3.3 Erection of garage - 02/02126/B - APPROVED - 3.4 Erection of 4 dwellings with upgrading of access - 91/01993/B - APPROVED

4.0 PROPOSAL - 4.1 The application seeks approval for the rendering of existing brickwork and Tudor effect timber to all elevations.

5.0 REPRESENTATIONS - 5.1 Braddan Commissioners do not object (18.08.2025).

6.0 ASSESSMENT - 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the street scene/individual property and the individual property. Street scene/individual property - 6.2 The existing property is made up of part mock Tudor effect timber boarding and rendered walls. The proposal would remove the mock Tudor boarding And brickwork and replaced with painted render. While this would change the character of the property. The visual appearance of the property would appear4 different, arguably losing some architectural interest with the loss of the brickwork and Tudor boarding. Neighbouring properties within "The Falls" (built at the same time) also have similar finishes, so this proposal will result in a marked change. However, these properties have large amounts of mature landscaping/vegetation and are not read together significantly. The proposal would essentially appear as a dwelling built at a different period to the remaining unchanged properties in The Falls. From public views, the dwelling is well screened from the main public vantage points from Tromode Road to the east of the site. However, mature landscaping/trees and distance form these viewpoints result in the existing property being very well screened from public views. - 6.3 Overall, it is not considered the change would result in a significant harm to the property or the street scene. Accordingly, from these respects the proposal would comply with General Policy 2, Residential Design Guide.

7.0 CONCLUSION - 7.1 Overall, it is considered the proposal would comply with General Policy 2 of the Isle Of Man Strategic Plan 2016 and Residential Design Guide 2021, not having any significant impacts upon public or private amenities and therefore it is recommended that the application be approved.

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:

• applicant (in all cases);

• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

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):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

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: 03.09.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

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