10 September 2025 · Delegated
Plot 2, 35, Scarlett Road, Castletown, Isle Of Man, IM9 1ns
Permission was granted for a series of alterations to a new-build property at 35B Scarlett Road, Castletown, Isle of Man. The works included installing five rooflights, replacing a front patio door with a window, fitting a log burner flue, and making changes to the external finishes — including natural stone cladding to the front and rear elevations instead of render, and composite wood weatherboard in grey as an alternative to fibre cement. A revised boundary treatment between the two plots was also proposed. The application was partly retrospective. At the time of the application, the building had its roof on and was watertight but had not yet been clad or landscaped. The adjacent plot was at the same stage of development.
The Department of Environment, Food and Agriculture approved the application on 10 September 2025. The key planning considerations were the principle of development, the visual impact on the character of the area, and the effect on neighbouring amenity. The officer also recommended approval, and no conflict between the recommendation and the final decision was recorded. The formal decision record lists 4 conditions.
General development control considerations
The proposed material alterations to the property would comply with General Policy 2
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: (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. 6.3 Development outside of areas zoned for development
Protection from Statutory Nuisance (smoke)
Priority for new development to identified towns and villages
Principle of development (STP2, SPP2)
To respect the character of towns and villages and use of local materials
Visual impact on the character and appearance of the area.(STP3,STP5, GP2b,c,EP42)
Design and visual impact
Visual impact on the character and appearance of the area.(STP3,STP5, GP2b,c,EP42)
Designed to respect the character and identity of the locality
Visual impact on the character and appearance of the area.(STP3,STP5, GP2b,c,EP42)
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Condition 3
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no development shall be undertaken under the following classes of Schedule 1 of the Order at any time: - Class 13 - Greenhouses and polytunnels - Class 14 - Extension of dwellinghouse - Class 15 - Garden sheds and summer-houses - Class 16 - Fences, walls and gates - Class 17 - Private garages and car ports
Condition 4
The proposed glazing to the ground floor ensuite on the East elevation shall be glazed with obscure glass to Pilkington Level 5 or equivalent and permanently retained as such.
