Officer Report

Application No.: 25/90677/B Applicant: Mr & Mrs Michael Ryan Proposal: Erection of garage extension Site Address: 6 The Fairway Onchan Isle Of Man IM3 2EL Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.08.2025 _________________________________________________________________

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.

• C 2. The garage hereby approved shall at all times be made available for the parking of private motor vehicles and shall be retained available for such use. Reason: To provide adequate off-street parking.

N 1. Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.

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, Residential Design Guide 2021 and Area Plan for the East 2020, not having any significant public or private amenities.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 15.07.2025.

_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services/Drainage - No Objection

Local Authority - No Objection

_________________________________________________________________ Officer’s Report

1.0 SITE - 1.1 The application site is the residential curtilage of 6 The Fairway, Onchan, a single storey detached bungalow, with flat roofed detached garage to side/rear of dwelling. The dwelling is located on the southern side of The Fairway within a wider housing area of Onchan made up of similar style properties 1970's in style.

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. - 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 The previous application is considered a material consideration; - 3.2 Erection of a single storey attached garage - 23/00607/B - APPROVED. This approval in terms of foot print is the same as the current proposal. The main differences centres on the inclusion of a pitched roof (continuation of exiting roof on main dwellinghouse) above the proposed garage. This is compared to a lower mono pitched roof approved previously.

- 4.0 PROPOSAL

4.1 The application seeks approval for the erection of a single storey attached garage to the eastern gable end wall which connects to the existing side/rear garage.

5.0 Representations

5.1 Onchan Commissioners have recommend an approval subject to highway approval (30.07.2025).

5.2 Highway Services comment (31.07.2025); "If a previous officer has not opposed the previous application on highway grounds then we would probably not pursue opposition to the current application if the current application plans demonstrate a minimum 5.5m length between the garage and public highway (as per previous application driveway length).

To note, this dimension would not normally be supported (Manual for Manx Roads stipulates 6m length driveway in front of garages), but we can consider a relaxation in this situation."

5.3 Highway Services Drainage comment (01.08.2025)); "Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.

Recommendation: Applicant should demonstrate compliance with the clause above. Ie do not discharge surface water onto the highway!

NOTE: Permeable pavements are reliant on the following

• 1. Permeability of the construction material
• 2. Permeability of the ground
• 3. Volume of water to be dispersed Permeable pavements must comply with BS 7533-13:2009 Guide for the design of permeable pavements."

6.0 ASSESSMENT

6.1 The main issue to be considered in the assessment of this application is the impact ofthe proposed development upon the street scene/individual property and the individualproperty and impacts upon neighbouring amenities.

6.2 The extension to the side gable elevation and with a pitch roof to match the existing roof of the main dwelling would not be especially apparent from public views, with views of the front elevation being the only publicly viewable element. The roof design is considered a betterment of the previous approval and better than a flat roof which the existing detached garage (to rear elevation of dwelling) has as a roof type. Accordingly, from these respects the proposal would comply with General Policy 2 and the Residential Design Guide. - 6.3 In terms of impacts upon neighbouring amenities, there will be a potential greater impact of the proposal compared to the last approved application, given the height of the garage is increasing with the new roof design, However, given the single storey extension runs parallel the gable end of Nr 8 which is to the east of the site; the proposal would not project in forward of the existing front elevation or rear elevation; and there are no windows with this gable, but appears to be a doorway. Overall, while the side pedestrian path of Nr 8 will be impacted by the development, it is not considered the impacts to this non habitable area warrants a refusal. - 6.4 The proposal would provided a minimum of 5.5m length (actually 5.6m) between the garage and public highway (as per previous application driveway length) and meet highway services minimum standards. In relation to surfacewater runoff, the levels of the site run downwards from the road to the dwelling. Therefore surface water should not run onto the highway from the new or existing driveway.

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, Residential Design Guide 2021 and Area Plan for the East 2020, not having any significant 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: 14.08.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

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