Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 25/90759/B Applicant: Dept Of Insfrastructure, Public Estates And Housing Division Proposal: Installation of timber knee rail fencing and convert concrete surface to grass after demolition of the substation and garages Site Address: Garages And Sub Station Back Lanes, Janets Corner Estate Castletown Isle Of Man Planning Officer: Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.01.2026 _________________________________________________________________

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.

• C 2. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the demolition.

Reason: the landscaping of the site is an integral part of the scheme and must be implemented as approved.

• C 3. Prior to the commencement of any demolition details of the timber knee rail fence shall be submitted to and approved in writing by the Department and the approved details shall be fully adhered to. Reason: in the interest of preserving the character of the area.

This application has been recommended for approval for the following reason. The proposal does not harm the character and streetscene of the area nor neighbouring amenities. It is considered to comply with General Policy 2 of the Strategic Plan.

Plans/Drawings/Information;

This approval relates to the documents, statement, location plan and drawings no 01 which have all been received on 5th August 2025 and drawing no. 2 Rev B, which has been received on 27th November 2025.

_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DoI Highway Services - No objections _________________________________________________________________ Officer’s Report

1.0 THE SITE - 1.1 The site is Garages And Sub Station, Back Lanes, Janets Corner Estate, Castletown, a set of single-storey buildings located east of James Road, north of the Promenade, west of King Williams Road and South of King William's Way. These buildings can be accessed from James Road and King Williams Road. - 1.2 East of the site are rear gardens of two pairs of semi-detached houses.

2.0 THE PROPOSAL - 2.1 The proposal is the installation of timber knee rail fence and concrete surface to grass after demolition.

3.0 PLANNING HISTORY - 3.1 Demolition of existing garages and former MEA substation and formation of new landscaped area, erection of rear and side boundary fences and creation of new pedestrian link between 12 & 13 Orry Place was APPROVED under PA 12/01555/B.

4.0 PLANNING POLICY Site Specific

4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the South. Strategic Policy - 4.2 The Isle of Man Strategic Plan 2016 (IOMSP) contains the following policies that are considered materially relevant to the assessment of this current planning application: o General Policy 2 (b) (c) (g) - 4.3 The Isle of Man Strategic Plan has no assumption in favour of new development. In decision-making, approval should usually not be granted where a planning application conflicts with the Plan. PPS and NPD - 4.4 No planning policy statement or national policy directive is considered materially relevant to this application.

5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance

5.1 There is no strategy or guidance considered materially relevant to this application. - 6.0 REPRESENTATIONS This section is a summary. The original texts of the consultations and comments received are available on the Planning Application Search on the government website.

6.1 Castletown Commissioners have not commented at the time of this report (01.09.2025).

6.2 DoI Highways Services does not oppose this application (12.08.2025). The comment states that there is no significant negative impact upon highway safety, network functionality and/or parking as the site will be no worse in safety and visibility than the existing situation.

7.0 ASSESSMENT Elements of Assessments

7.1 The primary considerations are the impact of the proposal on:

• o character and streetscene of the area
• o amenities of the neighbouring properties

7.2 Grassed area would not stand out from its surroundings. Timber knee rail fencing would have a minimum impact on the character of the surroundings area.

7.3 Timber knee rail fencing would not have an impact on neighbouring amenities. - 8.0 CONCLUSION

8.1 The proposal does not harm the character and streetscene of the area nor neighbouring amenities. Therefore, it is considered to comply with General Policy 2 of the Strategic Plan and is recommended for an approval. - 9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

9.1 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).

9.2 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.

9.3 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. - 9.4 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: 20.01.2026 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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