15 August 2025 · Delegated
Wayside, Gordon, Peel, Isle Of Man, IM5 3at
Permission was granted for an extension to the south-west elevation of "Wayside", a bungalow with rooms in the roofspace, located on the western side of the main road between Patrick and Glen Maye in the parish of German. The site is notable for its setting between two bands of registered trees and a mature sod bank to the front of the proposed extension. The officer's report examined the principle of development, character and appearance, impact on neighbouring amenity, ecology, and flood risk. The application was approved by delegation on 15 August 2025, subject to two conditions.
The Department of Environment, Food and Agriculture approved the application on 15 August 2025. The officer considered the principle of development, the character and appearance of the extension, and its impact on neighbouring amenity, and found the proposal acceptable.
Housing Policy 16 of the Isle of Man Strategic Plan 2016
The proposal is considered to comply with Housing Policy 16 of the Isle of Man Strategic Plan 2016 and therefore acceptable.
Housing Policy 16: The extension of non -traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public. 8.13 Conversion of Buildings to Flats 8.13.1 There are in the Island, and particularly in Douglas, many substantial buildings which, because of their size or form, are no longer suitable for the originally intended use as either single dwellings or holiday accommodation, but which are still structur ally sound. The Department has for many years encouraged the conversion of such buildings, where appropriate, into flats. 8.13.2 The size, layout, occupancy, etc., of flats are controlled by the Housing (Flats) Regulations 1982. However, all flats should also have a good external environment, characterised by - (a) a pleasant, clear outlook, particularly from the principal room(s) of the flat and (b) access to external space for the purpose of clothes-drying, refuse storage, car-parking, and general amenity. 8.13.3 Many buildings which are generally suitable for conversion into flats not only have very little space around them, but also have an annex or "outlet" at the rear. The Department may require the demolition, in total or in part, of such "outlets" even where the immediate use of the cleared space may not be possible, for example where more than one rear annex may be needed to be removed to gain access or highway work such as road widening may be required to make the cleared space useful. Such demolition will: (a) remove accommodation which has a poor environment and limited outlook; (b) permit the creation of parking space; and (c) assist in admitting light and air to the rear of the building proper. Where such demolition is not so required, the accommodation must generally be organised so that every flat has an outlook from the front of the building, and so that no flat is contained entirely within an "outlet". Exception may be made to this general approach where the environment at, and the outlook from, the rear are pleasant and open.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
No development shall take place until a tree protection plan is submitted and approved by the Department and the development shall be carried out in accordance with the approved details. The applicant is advised to discuss the tree protection plan with the Forestry Directorate. Such tree protection plan should include the following: - a) Clearly indicate the precise location of the protective barriers that will be erected to form an exclusion zone around the retained trees which conform with British Standard 5837:2012; - b) Clearly show where construction activity cannot/will not be excluded from the RPA; - c) Consider the 'buildability' issues (In the placement of protective barriers) e.g. I. Access II. Contractors parking III. Space needed for excavations and construction work IV. Working space for cranes, plant & scaffolding V. Space for site huts, temporary toilets etc. VI. Space for storage REASON: the site is situated within Registered Tree band RA1220
