Officer Report
Application No.: 25/90669/MCH Applicant: Mr Michael Atherton Proposal: Minor changes to 24/00661/B - Erection of detached garage; removal of car port facility, window/door alterations, adjustment to roof design Site Address: Cronkbreck House Main Road Greeba Isle Of Man IM4 3LG Planning Assistant: Mrs Charlotte Crowe Recommended Decision: Refused Date of Recommendation: 20.08.2025 _________________________________________________________________ Reasons for Refusal R : Reasons for Refusal O : Notes attached to reasons R . All changes are REFUSED: - All changes are refused, proposed works are considered more than minor and would warrant a full application due to the assessment needed for the various proposed aspects and the effect they would have on the original application's conditions. ___________________________________________________________________
Officer’s Report INTRODUCTION
The following application is to be assessed against the criteria set out in Part 3 - Minor Changes Applications of the Town and Country Planning (Development Procedure) Order 2019 specifically Articles 21, 22, 23 and 24.
BASIS OF APPLICATION
- 21(1) At least one of the following applies:
- - this is the only minor changes application that has been made in respect of any particular grant of planning approval;
- - any previous minor changes application has been either refused or withdrawn;
- - the minor changes application seeks approval only for the installation of low carbon technology; or
- - all previous minor changes applications have related solely to the installation of a low carbon technology.
- - PASS - relates to 24/00661/B Erection of detached garage / carport within the grounds of an existing dwelling
- 2. Low Carbon Technology and Permitted Development
- 21(3) The application relate to the approval of low carbon technology and would it be Permitted Development if the building which it is to serve were substantially complete (if this test is passed, ignore section 3).
- N/A
- 3. Limitations on when a Minor Change Application may be made
- 21(2)(a) The Minor Change Application relates to the grant of planning approval in respect of a building
- - PASS - relates to the erection of detached garage / carport within the grounds of an existing dwelling
- 21(2)(b) The application specifies what minor changes are being sought
- - PASS - the application from states: Erection of Detached Garage : Removal of car port facility, window / door alterations, adjust roof design from hip's to gables.
- 21(2)(b) The application specifies why the applicant considers the minor changes to be of a minor nature
- FAIL - Not included by applicant/agent.
- 21(2)(c)(i) The Minor Change Application does not increase the number of dwellings or buildings for which planning approval has been granted
- 21(2)(c)(ii)The Minor Change Application does not increase the net external footprint of a building for which planning approval has been granted where this would increase the total floor plan by more than 5% or result in any part of the development being located closer to the curtilage of an adjacent dwelling.
- 21(2)(c)(iii) The Minor Change Application does not alter the site for which planning approval has been granted and which was defined by a red line on the site location map by changing that line
- 21(2)(c)(iv) The Minor Change Application does not make material changes to the vehicular access arrangements for which planning approval has been granted
- 21(2)(c)(v) The Minor Change Application does not alter the conditions (if any) which have been imposed
- 21(2)(d)The Minor Change Application has not been made where the parent approval is less than 21 days old, subject to an undetermined appeal or has expired
- PASS - original application approved on 07.11.2024 APPLICATION CONTENT
- 22(3)(a) Application Form
- o Site location plan (with red/blue lines)
- o The planning approval that is the subject of the application
- o Explanation of changes being applied for and reasons why
- o IF relevant, drawings of the proposed minor changes with buildings and structures amended to indicate the changes
- o Flood risk assessment is not necessary in this case
- - FAIL - No explanation of reason why, or why they could be considered of minor nature.
- 22(3)(b) Provision of other documents specified on form but not in Schedule 1
- - PASS - no other documents provided
- - PASS - dealt with at submission
- 22(6) Such further info as Department may request prior to determination (has anything further been requested and provided?
- PASS - none requested DETERMINATION
- 23(1)(a) The Minor Change does not significantly increase the size or scale of the development in question
- - PASS - The changes proposed would in fact reduce the size of the overall development.
- 23(1)(b) The Minor Change does not significantly change the nature of the development in question
- - FAIL - The roof alterations significantly change the nature of the development in question, a window has been added to newly created gable end which could create additional living accommodation above, which has not been assessed by way of a full planning application.
- 23(1)(c) The Minor Change does not result in an approval which, at the time of approval, complied with a Development Plan, National Policy Directive or a Planning Policy Statement, ceasing to do so
- PASS - remains compliant.
- 23(1)(d) The Minor Change does not result in new or increased adverse impacts on adjoining or neighbouring properties or highway safety or having a significant or disproportionate impact on the environment (irrespective of whether such impacts might be outweighed by other considerations) FAIL - Although the development does not affect highways safety, or have a disproportionate impact on the environment, the reduction of in size of the overall development may reduce any impacts on adjoining neighbouring properties, but the addition of the new window in gable could create an additional use of the proposed garage.
- 23(1)(e) The Minor Change is not more than minor and is not of a magnitude to warrant a new application
- FAIL - this amendment cannot be considered as a minor change. The materials and finishes as well as the roof shape/style are different to that which gained approval under PA 24/00661/B
- 23(1)(f)The Minor Change does not otherwise fundamentally change the basis on which the grant was originally made.
- - FAIL - basis of original approval being that the proposal was considered to be acceptable in principle and was of an appropriate form, mass and design without detriment to the character of the wider locality. This proposal changes the design.
- 23(2) If it does not do any of the above, must then be considered. - is the application considered acceptable?
- FAIL - not acceptable as a minor change. NOTICE OF DECISION
- 24(2)(a) Set out whether all or some of the changes are accepted
- - The proposed changes are not accepted.
- 24(2)(b) Set out whether any elements are refused, the reasons for that.
- - All elements refused, given the changes in massing and design (roof type, material finishes) and the addition of a first floor window within the proposed gable. _____________________________________________________________________
I can confirm that this decision has been made by the Head of Development Management 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 : Refused Date : 28.08.2025 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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