Officer Report

Application No.: 25/90820/B Applicant: Dr James and Mrs Gowri Anglin Proposal: Replacement of existing garage door with bi-fold doors to create additional living accommodation and the removal of walling to create enlarged access (retrospective). Site Address: Kiare 4 Grenea Cottages Shore Road Kentraugh Port St Mary Isle Of Man IM9 5NB Planning Officer: Vanessa Porter Photo Taken: 18.09.2025 Site Visit: 18.09.2025 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.10.2025 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

This application has been recommended for approval for the following reason. The proposal is considered to comply with Housing Policy 16 and Transport Policy 7 of the Isle of Man Strategic Plan 2016 and therefore acceptable.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 4th September 2025;

• o Drawing No. 1736-1
• o Drawing No. 1736-2
• o Drawing No. 1736-3

_________________________________________________________________ Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No objection Arbory and Rushen District Commissioners - No objection

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of "Kiare," No. 4 Grenea Cottages, Shore Road which is a two storey semi detached dwelling situated to the North of Shore Road within a block of four properties. - 1.2 To the front elevation there is a small parking apron and to the South of the property is a parking layby suitable for several vehicles. THE PROPOSAL

2.1 The current planning application seeks approval for the change of the existing garage door into bi-folding doors, to create additional living accommodation and for the removal of part of the drawf wall to the front elevation to facilitate an enlarged access (retrospective). PLANNING HISTORY - 3.1 There is one previous application which is relevant to the assessment of this application PA19/01388/B - Alterations and erection of extension to provide garage and additional living accommodation, which was Permitted. PLANNING POLICY - 4.1 The site lies within an area zoned as "not for development" within the Area Plan for the South. The site is not situated within a Conservation Area nor a Flood Risk Zone.

4.2 The following Isle of Man Stratgeic Plan 2016 policies are relevant in the assessment of this application, Housing Policy 16 due to the non-traditional parts of the property, which is followed by Strategic Policy 5 which seeks that new development should make a positive contribution to the environment of the Island, General Policy 2 sets out general development control standards in connection with the Residential Design Guidance, General Policy 3 states that development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan other than a number of stated exceptions, which do not include the extension of existing dwellings, Environment Policy 1 seeks to prevent development which would adversely affect the side other than in exceptional circumstances and lastly Transport Policy 7 in connection with Appendix 7 which sets out general parking standards. - 4.3 Other material considerations for this application is the Residential Design Guidance (2021) which, although focused on dwellings within settlements, does offer advice in relation to the impact on neighbours and also Planning Policy Statement 3/91 which provides guidance on the design of residential development in the countryside.

REPRESENTATIONS

5.1 The following representations can be found in full online, below is a short summery;

5.2 Arbory and Rushen Parish District Commissioners have considered the application and state, "At their September meeting the Commissioners supported the following application." (19.09.25) - 5.3 Highway Services have considered the application and state, "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 suitable parking retained for the proposed minor intensification on the site.

ASSESSMENT

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

• - Principle of development/ Character and appearance

• - Highway safety

- 6.2 PRINCIPLE/ CHARACTER AND APPEARANCE

• 6.2.1 The site is not designated for development, nor does it meet the expectation criteria in General Policy 3. Generally, development within the countryside that sits outside of any defined villages or settlements is strictly controlled through Strategic Policy 2. Strategic Policy 5 states that new development should be designed so as to make a positive contribution to the environment of the Island. However, Housing Policy 16 which is aimed at non-traditional/ traditionally styled properties, and its supporting text acknowledges that residential dwellings in the countryside can be extended/ developed further and outlines how to assess extensions or alterations in terms of visual amenity.
• 6.2.2 The supporting text for Housing Policy 16 (and 15) includes the provision for the extension of non-traditional dwellings within the countryside, provided that such additions are of a high quality design, would not detract from the character and appearance of the countryside, nor increase the overall visual impact of the resulting dwelling in the context of the public realm.
• 6.2.3 Due to where the property is situated, it is within a highly prominent position within the overall streetscene, as such the alteration from garage door to bi-folding doors will be noticeable within the overall streetscene. Whilst this is the case, there is already a high amount of glazing within the 4 properties, as such ultimately the proposal will not increase the visual impact of the dwelling within the streetscene,
• 6.2.4 The removal of part of the existing dwarf wall to the frontage of the property, does not impact the property within the overall streetscene and as such deemed acceptable.

- 6.3 HIGHWAY SAFETY

• 6.3.1 As the proposed works are removing a car parking space from the property, it is necessary to assess whether the proposed property has the two car parking spaces as per Transport Policy 7 in connection with Appendix 7 of the Isle of Man Strategic Plan 2016.
• 6.3.2 The retrospective removal of the existing dwarf wall has created an enlarged access which means that there is potential to facilitate two parking spaces. A site visit was undertaken which showed that the parking space to the Western side of the property was being used by a vehicle.
• 6.3.3 As such with this in mind and noting that if the other car parking space, whilst acceptable for some vehicles would not be able to facilitate a lot of vehicles, that the applicants can park within the parking layby across from the property, it's deemed that the parking standards within the overall site are acceptable.

CONCLUSION

7.1 For the above reasons the proposal is considered to comply with Housing Policy 16 and Transport Policy 7 in connection with Appendix 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: 06.10.2025 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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