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Application No.: 25/90666/B Applicant: Mr Nigel Westbury Proposal: Erection of a single storey kitchen extension to the rear elevation Site Address: 3 Rowany Villas Port Erin Isle Of Man IM9 6LJ Planning Officer: Hamish Laird Photo Taken: 17.07.2025 Site Visit: 17.07.2025 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 26.08.2025 _________________________________________________________________
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.
The proposed development is acceptable in respect of its impact on the character of the site and surroundings. It would not give rise to any undue harm to the residential amenities of occupants of adjoining, nearby or properties. The proposal, therefore, accords with the provisions of Policies GEN2 and ENV23 in the Isle of Man Strategic Plan 2016.
The development, hereby approved shall be carried out in accordance with the following drawings and details:
all stamped received and dated 9th July, 2025. _________________________________________________________________
It is recommended that the following organisations should NOT be given the Right to Appeal: Port Erin Commissioners - No objection. No third party representations have been received, therefore, no persons are granted a right to appeal.
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The site comprises the residential curtilage of No. 3 Rowany Villas, which is one of a row of four, three-storey (inner) terrace dwellings set back from the Promenade with views to the front towards the rear aspects of dwellings in Fairway Drive, and served by short rear gardens with outbuildings set towards their rear boundaries. The dwellings also feature single storey rear elements under pitched roofs attached to them. The site lies within the settlement boundary for Port Erin.
2.0 THE PROPOSAL - 2.1 The full planning application proposes the erection of a single storey extension to be attached to the rear elevation of the dwelling. It would be set between existing outward projecting, ground floor rear elements, presently forming part of the rear yard with a small coal bunker, which would be removed, serving the dwelling. It would measure approx. 3.75m deep x 2.8m wide x 2.75m high, and would have a flat roof with a central glazed lantern atop to draw in light, with a further 0.75m added in height to the top of the lantern. Materials would match those of the existing dwelling.
3.0 PLANNING HISTORY - 3.1 None of relevance.
4.0 PLANNING POLICY - 4.1 The site lies within the settlement boundary for Port Erin in a 'Predominantly Residential' area as shown on Map 7, "Port Erin/Port St Mary/Ballafesson" in the Area Plan for the South 2013. - 4.2 The site is not in a Flood Risk Area or Conservation Area and none of the buildings on site are Registered. There are no Registered Trees on or within the vicinity of the site. - 4.3 As such, the following parts of the Strategic Plan are relevant:
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:
5.0 REPRESENTATIONS - 5.1 Port Erin Commissioners - holding reply sent 23/7/25. Comments received (13/8/25): "The Board of Port Erin Commissioners considered the above application at its meeting held on 12 August 2025 and has resolved that it has no objections to the proposals."
5.3 Highways Services - At the report drafting stage (26/8/25), comments had been received.
5.5 At the report drafting stage (26/8/25), no letters of objection or other third party representations had been received. - 6.0 ASSESSMENT
6.1 The main issues to consider in the assessment of this planning application are:
6.2 The dwelling on site is a three storey, mid -terraced unit in a terrace of four. The modest sized extension would infill an existing gap between rear elements attached to both the host dwelling (No. 3) and the attached neighbouring dwelling at No. 4. It would not be directly visible at ground floor level from, No. 4 and only a downward view of it would be available from windows in the rear elevation of this attached, neighbouring property. There would be no visual impact arising from the development because this small, flat-roofed extension would be set between existing structures and any views from the rear would be obscured by the presence of existing outbuildings and garden side boundary walls. 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.
6.4 The extension, due to its siting on the rear of the dwelling, substantial boundary treatments and respectable distance from any neighbouring dwellings means that no adjoining or nearby properties occupants would be adversely affected in respect of the residential amenities (light, privacy etc.) that they currently enjoy. This accords with the provisions of Policy GP2 g) and ENV23 in the IoMSP 2016. - 6.5 There are no other considerations which need to be examined in the context of this application. - 6.6 Overall, it is considered that the proposed development is acceptable in respect of its impact on the character of the site and surroundings. It would not give rise to any undue harm to the residential amenities of occupants of adjoining, nearby or properties. The proposal, therefore, would accord with the provisions of Policies GEN2 and ENV23 in the Isle of Man Strategic Plan 2016.
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:
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):
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: 29.08.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner
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