Officer Report

Application No.: 25/90825/B Applicant: Mr Dermot Hamill Proposal: Erection of double story extension to northeast elevation of existing dwellinghouse, removal of redundant chimney, alterations to doors and fenestration, extension to existing terrace, replacement of garage door and re-rendering of existing northeast elevation gable Site Address: 20 Lime Street Port St Mary Isle Of Man IM9 5EF Planning Officer: Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.11.2025 _________________________________________________________________

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.

N 1. The applicant is reminded of the flood risk potential of the site and to give their own consideration to any flood risk mitigation.

This application has been recommended for approval for the following reason.

The physical works to the existing dwelling are considered to have an acceptable visual impact on the existing dwelling and on the surrounding local area. There are no new or adverse impacts expected on highways or flood risk. Amenity on neighbours has been considered in more detail particularly the first floor roof terrace, and on balance given the existing situation of the terrace, that the proposal now is not considered to make materially worse the impact of the living conditions and amenity of No. 19. For these reasons the application is considered to accord with General Policy 2 and Environment Policy 42, and not to undermine any future potential for conservation area status given the acceptability of the works and preservation of key features (frontage, form, heights, remaining chimney stacks) which contribute to the overall traditional character of the area

Plans/Drawings/Information; This approval relates to the following information:

• o 2504-PL-02 Rev 02 Site Plan - Proposed 1:100
• o 2504-PL-03 Rev 02 Plans and Elevations - Existing 1:100
• o 2504-PL-04 Rev 02 Plans and Elevations - Proposed 1:100
• o 2504-PL-05 Rev 00 Side Elevations / Sections - Existing 1:100
• o 2504-PL-06 Rev 00 Side Elevations / Sections - Proposed 1:100

• All date published online 17 Oct 2025

• o Planning Statement - date published online 29 Aug 2025
• o 2504-PL-01 Rev 01 Location & Site Plans - date published online 10 Sep 2025 _________________________________________________________________

Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal:

• o Port St Mary Commissioners - no objection It is recommended that the following organisations should be given the Right to Appeal:
• o DOI Flood Risk Management - have sought conditions but these have not been added. _________________________________________________________________

Officer’s Report THE SITE

• 1.1.1 The application relates to No. 20 Lime Street, Port St Mary. The property forms part of a terrace of four similar traditional Manx two storey dwellings (Nos 19, 20, 21 and 22). Their front elevations facing onto Lime Street, and their rear gardens adjoining the harbour access lane, and their rear elevations look towards Port St Mary Bay.
• 1.1.2 Port St Mary's Lifeboat Station adjoins the southern end of the terrace, a small lane runs between No. 19 and No. 18.
• 1.1.3 The rear of No 20 area has two storey projecting pitched roof extensions, and a further single storey extension above which sits a roof terrace.
• 1.1.4 There is a variety of flat-roofed, pitched-roof and lean-to extensions on the rear elevations of the neighbouring terraced dwellings, some including first floor terrace and balconies. THE PROPOSAL

2.1 Proposed is the alteration and extension of the smaller rear pitched roof extension to create additional floor space at ground and first floor. The extension is to project out by 2m and to increase in height to match the ridge of the main cottage. Window and door changes are proposed on the rear elevation. - 2.2 Other works proposed are:

• o relocation of an external boiler
• o removal of chimney
• o extension of first floor terrace to cover full roof area above garage and installation of new glass balustrade
• o replacement roof to front porch
• o installation of render to front porch and rear garage. PLANNING HISTORY

3.1 The site and surrounding area have been subject to a number of previous applications most relevant in this specific case:

• 17/00489/B - Restoration and remodelling of property including removal of lean-to extension and replacement with extension to north-east elevation - Approved at appeal - No. 21) o 12/01153/B - Erection of an extension to garage and enlargement of existing balcony Approved (No. 20) o 08/01057/B - Alterations and extensions - Approved (No. 20)

PLANNING POLICY

4.1 The site lies within an area zoned as 'residential' on the Area Plan for the South 2013. The site is within the proposed Port St Mary Conservation Area. The site is recognised as being at some tidal flood risk. There are no registered trees on the site.

4.2 AREA PLAN o 6.28.5 - highlights PsM as a popular destination for leisure boats, hikers and railway travellers and is of considerable attraction particularly around the inner harbour, Lime Street and Athol Street. - 4.3 ISLE OF MAN STRATEGIC PLAN 2016:

• o Strategic Policy 1 - make best and efficient use of sites and utilising existing infrastructure
• o Strategic Policy 2 - new development directed to towns and villages
• o Strategic Policy 4 - Protection of built heritage and landscape conservation
• o Strategic Policy 5 - promotes good design
• o General Policy 2 - general development standards including visual and amenity
• o Environment Policy 35 - preserve or enhance designated conservation areas
• o Environment Policy 42 - Designed to take into account local character and identity
• o Community Policy 7 - designed to prevent criminal and antisocial behaviour;
• o Community Policies 10 & 11 - implement best practice so as to reduce the outbreak and spread of fire
• o Transport Policy 7 - Appendix 7 - parking standards
• o Infrastructure Policy 5 - methods for water conservation

4.5 Reference any relevant PPS or NPD

• PPS 1/01 Historic Built Environment

- 5.0 OTHER MATERIAL CONSIDERATIONS

5.1 Legislation

• o Section 143 of the Equality Act (2017) places a duty on public bodies to promote equality, eliminate discrimination, advance equality of opportunity and foster good relations.
• o Section 68 of the Flood Risk Management Act (2013) indicates that any published Flood Risk Management Plan and the extent to which the proposed development creates an additional flood risk are material considerations.

5.2 Policy/Strategy/Guidance

• Manual for Manx Roads o Port St Mary Draft Conservation Area Character Appraisal - highlight the small fisherman dwellings being of compact scale along Lime Street and most built in stone although some rendered. Modern developments on both sides of the junction at The Quay and Lime Street detract from the streetscene. The houses and alleys follow historic mapping with little change to layout. Older properties follow local vernacular architectural details - built in stone and with broad Manx chimneys at gable ends.

- 6.0 REPRESENTATIONS

Copies of representations received can be viewed on the Government's website. This report contains summaries only.

6.1 Port St Mary Commissioners - no objection (25/09/2025)

6.2 DOI Flood Risk Management - do not oppose subject to conditions (15/09/2025) - they suggest that flood mitigation measures are implemented at build stage (raised threshold, electrics from above, flood resilient doors)

6.3 The following were consulted but no response received at the time of writing the report 05/11/2025:

• o DOI Highway Services
• o Manx Utilities - electricity
• o Manx Utilities - drainage
• o DEFA Registered Buildings Officer
• o Manx National Heritage

- 7.0 ASSESSMENT

7.1 The key issues to consider as part of this application are the visual impact of the works on the main house and surrounding area, highway safety, amenity impact on the neighbours, particularly the balcony extension on No. 19, and whether there are any flood risk impacts.

7.2 Visual Impact Extension

• 7.2.1 The extension upwards and outwards of the existing rear extension would result in a similar overall appearance to the rear although slightly bigger, however factoring in the existing arrangement and the variety of extensions already in the area here, the works would not appear incongruous or out of keeping. Rear terrace

• 7.2.2 There is already an existing rear roof terrace, as well as others in the surrounding area. The proposal to make bigger the existing terrace and install new balustrade would not make visually worse the overall appearance of the site or rear streetscene and would be visually acceptable. Other alterations to existing dwelling - rendering, roofing, chimney.
• 7.2.3 Works also include some areas of re-rendering and roofing works, and the removal of one chimney. The rendering and roofing works are expected to replicate what currently exists and are not expected to result in any visual change to the overall appearance of the dwelling.
• 7.2.4 The removal of one chimney will result in the loss of a traditional feature, but what's interesting at this site is that there are two chimneys back-to-back, where others only have one. Therefore, by removing only one, and the other neighbours retained would maintain the typical rhythm and roofscape in this area which is characterised by traditional chimney stacks. Visual Impact Conclusion
• 7.2.5 The proposed works are judged to be acceptable, and not to detract from the overall appearance of the existing dwelling, the street scene and wider townscape, nor to undermine its proposed Conservation Area status.

7.3 Highway Safety

• 7.3.1 There are no works proposed to the existing access and parking arrangements and so no new highway issues are expected in this regard. The garage door is proposed for replacement but not considered to result in any new or adverse issues.

7.4 Neighbouring Amenity

Extension works

• 7.4.1 The size and scale of the proposed rear extension works are not expected to result in any increased overbearing or adverse impacts on the neighbouring dwellings given the siting away from No. 19, and the projection/uplift having acceptable impact on No. 21 given their existing rear extensions. Terrace

• 7.4.2 The most notable amenity change is likely to come from the increased projection of the first-floor roof terrace above the existing garage. This is to be extended to cover the full length of the garage (just under 7m projection).
• 7.4.3 Previous approvals in 2008 and 2012 saw the roof terrace extended from 2.5m to 4.6m, and the latter 2012 approval also having the balcony size including its 4.2m projection conditioned under C2 as per the approved plans.
• 7.4.4 Officer assessments for both the 2008 and 2012 application made clear that the rear gardens and elevations of the properties are "not particularly private and a clear public view is already achievable…from the harbourside". The 2012 officer also accepted that there was already an element of overlooking from the upper floor windows too. An appeal for extension and alterations to the rear of No. 21 including a rear roof terrace approx. 7m long was submitted under 17/00489/B. The Inspector stated "low garden walls and roof terraces in this part of Lime Street currently allow a certain degree of overlooking between properties. Rear gardens are not private, and I have assessed the issue with that in mind. In my opinion, the proposed roof terrace and Juliette balcony at No 21 would not make matters significantly worse for the neighbours on either side."
• 7.4.5 Turning to this site and the impact on No. 19. It is clear that some form of terracing has been accepted over the years and each time conditioned as per the plans submitted. The proposal now seeks to extend the roof terrace to the full length of the garage roof and matching that of No. 21. No. 18 also have a terrace projecting into its rear garden on the adjacent side.
• 7.4.6 It's clear that approval has already been granted for incremental increases to the projection of the roof terrace over the years. Also, approval granted for other similar terraces in the area. Matters to consider relate to overlooking of the rear garden area as well as whether there are any overlooking impacts on rear windows.
• 7.4.7 Risk in this case is the further the projection the more likely views can be gained looking backwards from the terrace towards the rear windows of No. 19. It is accepted that some views are already achievable from the rear lane and over existing boundary walls, but from the terrace they would be closer and elevated.
• 7.4.8 The question turns on whether the proposed increase of 2.39m (from 4.6m conditioned in 2012 to 6.99m as proposed now) would be so harmful on the living conditions and amenities of No. 19 as to warrant a reason for refusal in this case.
• 7.4.9 The increase by 2.39m may result in possible increased views into the rear of No. 19 however, in factoring in the above public and private views from the rear lane and over garden walls and that there is already considerable overlooking from the existing terrace, that the additional projection in this case and the impact expected is not considered to be so significantly harmful beyond what already occurs as to warrant a refusal in this specific case. Although not considered in this assessment, the local Manx weather in its own right will probably limit terrace usage in this area.

• 7.4.10 On the above basis the view has been reached that the proposed terrace works would not have a materially adverse impact on the living conditions for No. 19 particularly in relation to privacy, in accordance with General Policy 2(g).

7.5 Flood Risk

• 7.5.1 The dwelling already exists and the works result in small ground floor extension with remaining works mostly contained to upper floors or rendering/garage door works. There is not expected to be any change to the existing flood risk already experienced. DOI FRM have asked for the mitigation measures to be requested by condition however it is not felt that requiring such would be unreasonable and in this case would not go to the heart of any approval. It would be in the applicants own interest to consider methods for limiting any risk to their own home such as any new electrical cabling and sockets being at higher levels etc.

- 8.0 CONCLUSION

8.1 The physical works to the existing dwelling are considered to have an acceptable visual impact on the existing dwelling and on the surrounding local area. There are no new or adverse impacts expected on highways or flood risk. Amenity on neighbours has been considered in more detail particularly the first floor roof terrace, and on balance given the existing situation of the terrace, that the proposal now is not considered to make materially worse the impact of the living conditions and amenity of No. 19. For these reasons the application is considered to accord with General Policy 2 and Environment Policy 42, and is not considered to undermine any future potential for conservation area status given the acceptability of the works and preservation of key features (frontage, form, heights, remaining chimney stacks) which contribute to the overall traditional character of the area. - 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.

9.5 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: 13.11.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

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