Officer Report

Application No.: 25/90744/B Applicant: Mr Michael Hodgson Proposal: Erection of two-storey rear extension Site Address: Rowany Cottage Rowany Drive Port Erin Isle Of Man IM9 6LP Planning Officer: Hamish Laird Photo Taken: 14.07.2025 Site Visit: 14.07.2025 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.09.2025 _________________________________________________________________

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.

The planning application would result in an acceptable form of development which would be in keeping with the character of the existing dwelling; the site and its surroundings; and, that it would not result in harm to the use and enjoyment by its occupants of the neighbouring property at 2 Fairway Drive, or any other neighbouring or nearby residential property through overlooking and/or loss of privacy. It would accord with the provisions of General policy 2 b) c) and g); policy ENV22iii); and, policies T4 and T7 in the Isle of Man Strategic Plan 2016, and is recommended for approval.

Plans/Drawings/Information;

The development, hereby approved, shall be carried out in accordance with the following drawings and details:

Site Location Plan @ scale 1:1,250 showing the site edged red on A3; Proposed Block Site Plan @ scale 1:250 showing the site edged red on A3; Proposed - Ground Floor Plan; Proposed - First Floor Plan; Proposed - Roof Plan Proposed - Front Elevation;

Proposed - Left Elevation; Proposed - Right Elevation; Proposed - Rear Elevation; and, Planning Statement;

All date-stamped received 4th August, 2025, unless indicated otherwise.

_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Department of Infrastructure Highways Services - No comment received. Port Erin Commissioners - No objection. No third party representations have been received, therefore, no persons are granted a right to appeal.

_________________________________________________________________ Officer’s Report

1.0 THE SITE - 1.1 The site comprises an individually designed, two storey, detached dwelling with single flat roofed garage, with outdoor balcony above, attached to its southern side. It lies in a row of c. 1970's dwellings on the western side of Rowany Drive, just north of its junction with Fairway Drive, all of which have their principle elevations facing to the north-west or west where they look out over the golf course. The land level slopes downwards from north to south across the site. There is a single storey side extension between the dwelling and garage to the southern side which provides a first floor balcony. Access is derived from the south of the dwelling directly onto Rowany Drive. - 1.2 Dwellings to the rear (west) in Fairway Close are a mix of predominantly single storey units with the occasional 2-storey, unit which are sited at a lower level and have their rear aspects facing the rear garden and balcony/decked area serving the application dwelling. A new development for 6 detached, chalet style, dwellings has commenced on the site on the opposite side of Rowany Drive to the west and north, although at the time of the Case Officer's site visit on 14/7/25, no development above foundation level had occurred and the site was secured on its boundaries by Herras fencing. The site lies in the settlement boundary for Port Erin.

2.0 THE APPLICATION - 2.1 The Planning Statement submitted with the application advises as follows: "Proposed Development: A rear extension to extend the kitchen, bathroom and utility rooms by 0.51m. The existing garage is also proposed to be extended to the rear by 1.275m. On the first floor the extension will be achieved using dormers finished with white render to match the existing cottage walls. The first-floor accommodation will include an enlarged Bedroom 3 with an En-suite Shower Room. Access to the first-floor extension will be provided by a new spiral stair. The walls of the extension and garage will be finished with white render to match the walls of the existing house and garage. Car Parking:

The integral garage will be extended providing car parking for one car, the two existing car parking spaces on the driveway will be retained. Electric Car Charging Points: Two electric car charging points will be provided outside of the garage. Cycle Parking: Space will be provided at the rear of the property for secure storage of two bicycles.

Amendments to Previous Application: Following correspondence and a site meeting with the planning officer, Hamish Laird, the size of the proposed extension has been reduced and the extent of the proposed new dormer has been reduced so that it does not provide first floor accommodation above the existing garage. In addition, a new sloping roof will extend from the dormer towards the left side of the garage, thus creating a built form which is more in keeping with the style of the existing cottage. Also, the proposed French doors and Juliet balcony to the left side of the first-floor dormer have been deleted, to remove the possibility of overlooking."

3.0 SITE HISTORY - 3.1 25/90175/B - Erection of two-storey rear extension at Rowany Cottage - Refused 23.05.2025 - for the following reasons:

• 1. The proposed development is unacceptable because the bulk and scale of the first floor addition, its flat roofed nature and use of pale coloured weatherboard compared to the existing white painted render of the dwelling would result in a bulky, overbearing addition to the dwelling which would be out of scale, proportion and keeping with the existing structure. As such, the new first floor extension would appear incongruous and would have an unacceptably detriment visual impact of the character of the site and the surroundings, which in this location on the built-edge of Port Erin, are semi-rural in nature. This fails to accord with the provisions of General Policy 2 b) c) and g) in the Isle of Man Strategic Plan 2016.
• 2. The proposed development is unacceptable because the addition of the Juliet Balcony serving the new first floor lounge above the extended garage would provide views out over the property's south-east side garden of the side elevation of No. 2 Fairway Drive, which whilst having a wooden close-boarded boundary fence marking the common boundary, has its kitchen window in this side elevation. Whilst No. 2 Fairway Drive, is set at a lower level than the dwelling at Rowany Cottage, and is some distance from it (approx. 23 metres), despite this distance, it is considered that this height difference and relationship would result in direct overlooking of this window giving rise to an unacceptable increase in overlooking and loss of privacy to occupants of this neighbouring property. This fails to accord with the provisions of General Policy 2 g) and Environment Policy 23 in the Isle of Man Strategic Plan 2016.
• 3.2 Adjoining site - 20/01499/B - Erection of 6 detached dwellings and associated infrastructure land at and including Stone Barn, Rowany Drive, Port Erin, Isle Of Man, IM9 6LP

• Permitted - 26/5/21.

4.0 Planning Policy

4.1 The site lies within the settlement boundary for Port Erin in a 'Predominantly Residential' area as shown on Map 7, "Port Erin/Port St Mary/Ballafesson" in the Area Plan for the South 2013. - 4.2 The site is not in a Flood Risk Area or Conservation Area and none of the buildings on site are Registered. - 4.3 As such, the following parts of the Strategic Plan are relevant:

General Policy 2: "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:

• (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; (g) does not affect adversely the amenity of local residents or the character of the locality".

- 5.0 REPRESENTATIONS

5.1 Port Erin Commissioners - holding reply sent 7/8/25. Comments received (13/8/25): The Board advised: "The Board of Port Erin Commissioners considered the above application at its meeting held on 12 August 2025 and has resolved that it has no objections to the proposals".

5.3 Highways Services - no comments had been received by the Report Dtrafting stage (12/9/25).

5.5 At the report drafting stage (12/9/25), no letters of objection or other third party representations had been received. - 6.0 ASSESSMENT

6.1 The fundamental issues to consider in the assessment of this planning application are:

• (i) Visual impact of the proposed development; (GP2 b, c)
• (ii) The impact upon the amenities (overlooking, loss of light; over bearing impact, (privacy and visual amenity) of the neighbouring properties. (GP2 (g,)

Visual impact

6.2 In design terms, the existing dwelling appears as an oddity in the street scene in that it has a white painted rendered finish to its walls; a mono-pitch roof over the main element of living accommodation with chimney stacks in each end gable; a dual pitch roofed, single storey, rear element and flat-roofed garage and first floor outdoor balcony area over a flatroofed ground floor extension attached to its south side. It is older than adjoining dwellings in Fairway Close which are generally single storey, with roughcast rendered walls under concrete tiled roofs, the larger single and 1 ½ storey dwellings in Fairway Drive to the south; and, the 2 No. blocks of flats at 1-4 and 5-8 Fairways Court with their attendant garage block close to the sites northern boundary.

6.3 The proposed works involve alterations mainly to the rear to extend the kitchen, bathroom and utility rooms by 0.51m. (Previous application = 1.7m); and, to extend the existing garage to the rear by 1.275m, (which is the same extent as per the previous application). On the first floor, the extension would no longer involve the introduction of a flatroofed dormer above the garage, but by a mono-pitch roofed extension, with a mainly flat roofed element over the new bedroom 3. The proposed front elevation of the new bedroom 3 first floor element would be served by a set of double outward opening patio doors onto the existing flat-roofed balcony over the ground floor sun lounge, with the doors in this wall being angled towards the south-west to minimise any overlooking arising from the end dwelling of the new development directly across the road; and, to obtain a better view across open countryside to the south of the adjoining development site towards the sea.

6.4 It is considered that these changes involving the deletion of the full flat roofed first floor extension, and the replacement of this with a mono-pitch roof would reduce the boxiness of the proposal and would render the extension more in keeping with the character of the existing dwelling. It is further noted that these new elements are to be set back towards the rear of the dwelling when viewed from the Rowany Drive street scene, and as a result, their visual impact on the character of the site and surroundings would be limited. - 6.5 In terms of the proposed element of the extensions at first floor level above to the rear of the dwelling to extend the proposed kitchen, bathroom, utility room and hallway, this is now

• proposed to extend rearward by approx. by 0.51m, (previously 1.275m). As per the previous application, this would involve the addition of a flat-roofed dormer to the rear of the dwelling and to its north side. Again, this would be set back from the road edge in the context of the dwelling and would, to a large extent, be hidden from the rear by the side of the 2-storey dwelling at No. 16 Fairway Close, and, from the north when viewed from Rowany Drive by the bulk of the 2-storey block of flats at 5-8 Fairways Court, and its attendant row of garages which are sited at a higher level than the application dwelling, with the SE corner of the garage block being closely related to it. It is considered that the reduction in length of this extension, its position towards the rear of the dwelling, and the relationship of this element to the built form of adjoining structures as described above would result in an acceptable visual impact on the character of the site and surroundings.
• 6.6 The choice of materials utilising white painted render for the walls to match the existing dwelling, compared to the previously proposed use of pale coloured weatherboard is considered to be key to enabling the development to blend in with the existing dwelling and to minimise at the potential for there to be an adverse visual impact.
• 6.7 At ground floor level, the rearward extension of the kitchen, bathroom, utility room and garage in conjunction with the enlarged Bedroom 3, en-suite Shower (the previously proposed new first floor lounge, which would have been contained within a flat-roofed dormer type structure has been deleted), as advised above, would in part be screened from views from the road by the bulk of the existing dwelling and by the flat-roofed garage block which stands on higher ground immediately to the north serving flats 5-8 in Block 2 at Fairway Court. Views from the rear of the site would be curtailed by the presence of the detached dwelling at No. 16 Fairway Court. It is considered that the new ground floor elements of the proposed extensions would be acceptable, and overall the proposed extensions at both ground and first floor level would as a result of the changes to the design, and their position towards the rear of the dwelling away from the roadside boundary, appear acceptable in terms of their scale, siting, design, and external appearance in relation to the existing dwelling, and those surrounding, including those approved on the opposite side of Rowany Drive. As such, it is considered that the proposed development would be acceptable, that the visual impact on the character of the site and its semi-rural surroundings, would not be harmed to an unacceptable degree.
• 6.8 In terms of visual impact, the proposed alterations would accord with accord with the provisions of Policy (GP2 b), c) and g) in the Adopted Isle of Man Strategic Plan 2016. Neighbouring amenity
• 6.9 The previously proposed Juliet Balcony serving the first floor lounge above the extended garage has been deleted. The introduction of the sloping monopitch roof in this location and level to serve the new bedroom 3 would be lit by a rooflight sited close to the ridge of the mono-pitch roof. This arrangement would obviate any potential for overlooking/loss of privacy of the side elevation of the neighbouring dwelling at No. 2 Fairway Drive. Similarly, any views out over the property's south side garden (which separately is the subject of a planning application for the erection of a dwelling) would no longer arise. This consideration is taken bearing in mind the presence of the 2 No. existing first floor balcony areas on this south side of the application dwelling which already overlook this neighbouring property, which would not be extended as part of this proposal. The only alteration here would be in the introduction of the new pair of patio doors to serve the new bedroom 3, which would be set at an angle facing out towards the south-west. This would minimise any overlooking/observation arising from the end dwelling of the new development directly across the road.
• 6.10 The proposed new window to be inserted in the first floor north facing elevation of Bedroom 3; and, to serve the new spiral staircase would result in an outlook towards the neighbouring block of garages to the north serving flats 5-8 in Block 2 at Fairway Court. The en-suite window would be obscure glazed and the outlook from the staircase window, as well as the en-suite window would be obscured by the block of garages. The insertion of these

• windows is considered to be acceptable and would not give rise to any loss of the neighbours residential amenities located in the adjoining flats 5-8 in Block 2 at Fairway Court.
• 6.11 No representations have been received from any occupants of neighbouring dwellings. It is considered that the previously raised concerns it regarding the impact on the residential amenities enjoyed by occupants of No. 2 Fairway Drive, from the potential for overlooking and loss of privacy arising from the addition of the previously proposed Juliet Balcony serving the new first floor lounge (now a bedroom served by a hi-level velux window) above the extended garage, have been addressed. It is considered that the proposed development would not result in undue harm to the residential amenities of occupants of No. 2 Fairway Drive, or to any other neighbouring or nearby residential property. . This would be comply with the provisions of Policy GP2 g; and, ENV22iii) in the Adopted Isle of Man Strategic Plan 2016. Vehicle parking and highway safety
• 6.12 It is noted that the proposal will not result in the loss of any existing on-site parking provision. It is considered that sufficient parking spaces would remain on site for vehicle parking and the proposals would not give rise to additional on-street parking in the vicinity of the site. DoI Highways has chosen not to comment on the proposals. It is considered that in respect of parking provision, the proposals are acceptable and accord with the provisions of Policies T4 and T7 in the Isle of Man Strategic Plan 2016.

- 7.0 CONCLUSION

7.1 For the above reasons, it is concluded that the planning application would result in an acceptable form of development which would be in keeping with the character of the existing dwelling; the site and its surroundings; and, that it would not result in harm to the use and enjoyment by its occupants of neighbouring property at 2 Fairway Drive, or any other neighbouring or nearby residential property through overlooking and/or loss of privacy. It would accord with the provisions of General policy 2 b) c) and g); policy ENV22iii); and, policies T4 and T7 in the Isle of Man Strategic Plan 2016, and is recommended for approval. - 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:

• 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: 17.09.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/ customers and archive record.