Officer Report

Application No.: 25/90560/B Applicant: Mr Andrew Greggor Proposal: Erection of single-storey extension to rear elevation of existing dwelling Site Address: 8 Pretoria Terrace St Johns Isle Of Man IM4 3AL Planning Officer: Vanessa Porter Photo Taken: 31.07.2025 Site Visit: 31.07.2025 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.08.2025 _________________________________________________________________

Conditions and Notes for Approval

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.

This application has been recommended for approval for the following reason. It is considered that there is no demonstrable harm arising from the proposal, as such the proposal is deemed to comply with General Policy 2 of the Isle of Man Strategic Plan 2016

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 3rd July 2025;

• o Site Plan
• o Location Plan
• o Existing and Proposed Floor Plans and Elevations
• o Roof lantern detail

_________________________________________________________________ Right to Appeal n/a

Officer’s Report THE APPLICATION SITE

1.1 The application site is within the curtilage of No.8 Pretoria Terrace, St Johns that is a two storey a mid-terrace property situated to the East of Station Road. No.8 Pretoria Terrace is the second from last terrace property. THE PROPOSAL - 2.1 The current planning application seeks approval for the erection of two extensions to the rear elevation, firstly one which is to measure 2.8m by 3.1m with an overall height of 2.53m. It's noted that the proposed roof is to continue on to the end of the yard by 0.7m to create an open bin store. Secondly the proposal is to create an infill extension which is to measure approximately 2.9m by 1.85m.

2.2 The proposed extension is to have a flat roof and lantern to the roof, the proposed infill extension is to be slate to match the existing dwelling and is to have a velux rooflight. PLANNING HISTORY - 3.1 The previous applications on the site are not relevant in the assessment of this application. PLANNING POLICY - 4.1 The site lies within an area zoned as " Residential" under the St Johns Local Plan 1999, Map. The site is not situated within a Flood Risk Area but it situated within a Proposed Conservation Area.

- 4.2 ISLE OF MAN STRATEGIC PLAN 2016

• 4.2.1 The Isle of Man Strategic Plan 2016 contains the following policies considered materially relevant to the assessment;

• o Strategic Policies 3 & 5 - promote good design and use of local materials and character
• o General Policy 2 (b)(c)(g) - general standards towards acceptable development, character and appearance and neighbouring amenity.
• o Paragraph 8.12.1 - supports principle of extensions and alterations in built up areas not controlled by Conservation Area nor Registered Building policies
• o Environment Policy 42 - promotes development take into account the particular character and identity of the environment.

4.3 RESIDENTIAL DESIGN GUIDANCE

• 4.3.1 The Residential Design Guide (July 2021) contains the following guidance also considered materially relevant:

• o Section 5 Architectural Details
• o Section 7 Impact on Neighbouring Properties

REPRESENTATIONS

5.1 DOI Highway Services and German Parish Commissioners were consulted on the 3rd July 2025 of which, at the time of writing this report (4.08.25) no consultations have been received. ASSESSMENT - 6.1 The main issues to consider in the assessment of this planning application are:

• - character and appearance
• - neighbouring amenity
• - other matters

- 6.2 CHARACTER AND APPEARANCE

• 6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.

• 6.2.2 A site visit was undertaken to get an understanding of the rear elevations of the properties along Pretoria Terrace, which showed that there was a mix of extensions to the rear elevation from small extensions to extensions which take up the whole of the rear yards.
• 6.2.3 With the above in mind the proposed extensions are modest in appearance and size, the infill extension will match the neighbouring property (No.7 Pretoria Terrace), and the proposed extension which is to be to the East of the rear yard is an acceptable extension for the property.

- 6.3 NEIGHBOURING AMENITY

• 6.3.1 With regards to neighbouring amenity, the proposal due to where its situated is unlikely to impact No.7 Pretoria Terrace due to there already existing extension and their being a suitable wall between the rear of the properties. Turning towards No.9 Pretoria Terrace, whilst the existing drawing doesn't show the existing walling between the properties, it's unlikely that the proposal would be higher than what is currently in place. As such it is deemed that there would be no impact from the works above and beyond what is currently in place.

6.4 OTHER MATTERS

• 6.4.1 The proposed works are an extension and alterations to an already existing structures within a residential site, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal whilst increasing the surface area by the proposed extension, any water run-off will be dealt with as per the existing arrangement of the main dwelling and therefore there are no issues in this respect

CONCLUSION

7.1 For the above reasons the proposal is considered to comply with General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan 2016 and therefore acceptable. RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 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:

• o applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

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):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative. _____________________________________________________________________________________________________

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: 05.08.2025 Determining Officer Signed : C BALMER Chris Balmer Principal Planner

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