8 September 2025 · Delegated
3, Rowany Villas, Port Erin, Isle Of Man, IM9 6lj
Permission was granted for a single-storey kitchen extension to the rear of 3 Rowany Villas, Port Erin, a three-storey inner-terrace dwelling within the Port Erin settlement boundary. The property is one of a row of four similar terraced houses, each with short rear gardens and existing single-storey rear elements under pitched roofs. The officer assessed two main planning issues: the visual impact of the new extension on the surrounding area, and the potential effect on neighbouring properties in terms of overlooking, loss of light, overbearing impact, and privacy. Both were considered acceptable. The application was decided under delegated authority and approved with one condition attached.
The Department of Environment, Food and Agriculture approved the application on 8 September 2025. The key planning considerations were the visual impact of the extension on the surrounding area and any effect on neighbouring properties in terms of overlooking, loss of light, overbearing impact, and privacy. The proposal was found acceptable on both counts.
General Policy 2
The proposal, therefore, accords with the provisions of Policies GEN2 and ENV23 in the Isle of Man Strategic Plan 2016.
Environment Policy 23
The proposal, therefore, accords with the provisions of Policies GEN2 and ENV23 in the Isle of Man Strategic Plan 2016.
Environment Policy 23: When considering alterations and improvements to existing facilities the Department will require that consideration be given to the potential adverse impact of the proposed changes to existing neighbours. 7.18 Environmental Impact Assessment(1) 7.18.1 Environmental Impact Assessment (EIA) is an important procedure for ensuring that the likely effects of new development on the environment are fully understood and taken into account before the development is allowed to go ahead. It is a process by which information about the likely environmental effects of certain types of development is collected, assessed and taken into account by the developer (as part of project design) and by the planning authority (in determining the acceptability of the application). In cases w here developments are likely to have significant environmental effects, whether public or private, by virtue of their nature, size or location, EIA's will be required and the general principles set out in Appendix 5 should be followed. 7.18.2 For some types of development, EIA's will be required in every case, whilst other development will only require an EIA if the particular project is judged likely to give rise to significant environmental effects. Where development does not fall wit hin these categories, (1) Environmental Impact Assessment is defined in Appendix 1 but still has a significant effect on the environment, the Department will require suitable supporting environmental information. The main criteria for judging significance are as follows: i. major developments which are of more than local importance; ii. developments which are proposed in particularly environmentally sensitive or vulnerable locations; iii. developments with unusually complex and potentially hazardous environmental effects. 7.18.3 A Planning Policy Statement will be issue d specifying the manner in which the Department intends to deal with applications which should be subject to EIA. Pending the adoption of the proposed Planning Policy Statement the Department will adopt current practice on EIA's from England and Wales set out in the publication "Environmental Impact Assessment: A Guide to Procedures" (1).
General Policy 2
As such, its visual impact is considered to be acceptable and would accord with the provisions of Policy GP2 b) and c) in the IoMSP 2016.
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
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
