Officer Report

Application No.: 25/90816/B Applicant: Head Of Commercial, Public Estates & Housing Division Proposal: Conversion of existing integral ground floor garage to habitable space including alterations to external doors and fenestration Site Address: 33 Cronk Grianagh Estate Douglas Isle Of Man IM4 4QW Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 01.10.2025 _________________________________________________________________

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.

Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan and the Residential Design Guide, no having any significant public or private amenities.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 29.08.2025.

_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection Local Authority - No Objection

_________________________________________________________________ Officer’s Report

1.0 SITE - 1.1 The application site represents the curtilage of a 33 Cronk Grianagh Estate, Douglas. The dwelling is part of a pair of two storey semi-detached properties, albeit the other attached property is made up of two properties. The application property has gardens to the front and rear of the property and a driveway to the front which has space for at least two off road parking spaces.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within a "predominately residential" under the Area Plan for the East 2020. The site is not within a Conservation Area. - 2.2 General Policy 2 of the Strategic Plan is considered applicable, which states: "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."

2.3 Residential Design Guide July 2021.

3.0 PLANNING HISTORY - 3.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.

4.0 PROPOSAL - 4.1 The application seeks approval for the conversion of existing integral ground floor garage to habitable space including alterations to external doors and fenestration. - 4.2 The applicants in support of the application comment; "The applicant would like to convert the existing garage into habitable accommodation for use as an additional bedroom with wheelchair accessible En-suite. Generally, garage conversions would be covered under the Permitted Development Order however due to the alteration required to remove the existing rear garage door and replace with a window and provision of a

new wider door entry to the gable, the proposals do not meet the conditions set out in the Permitted Development Order.

We believe the proposed garage conversion will not be detrimental to the street scene or surrounding properties and will provide a wheelchair friendly property close to Nobles Hospital."

5.0 REPRESENTATIONS - 5.1 Highway Services comment (08.09.2025); "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as there is enough off-street parking retained for the intensification of the dwelling." - 5.2 Braddan Commissioners do not object (15.09.2025).

6.0 ASSESSMENT - 6.1 The key issue relate to the potential visual impact upon the street scene and potential impacts upon neighbouring amenities. - 6.2 The proposals are considered to have little visual impact upon the street scene or to the individual property. Accordingly, from these respects the proposals would comply with General Policy 2 and RDG. - 6.3 In relation to the potential impacts upon neighbouring amenities, the main potential change to impact the neighbouring property to the south (Nr 34) is the installation of a partially glazed door to the gable (south) elevation. However, this replaces an existing glazed window so in terms of overlooking there is unlikely to be a significant impact over the existing situation. The proposals raise no further concerns.

7.0 CONCLUSION - 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan and the Residential Design Guide, no having any significant public or private amenities and therefore it is recommended that the application be approved.

8.0 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:

• 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.

8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.

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: 02.10.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

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