24 March 2025 · Delegated
9, Raad Ny Gabbil, Castletown, Isle Of Man, IM9 1hh
Permission was granted for a range of external alterations and extensions at 9 Raad Ny Gabbil, Castletown, Isle of Man. The works include a first floor extension over the existing attached garage, a replacement rear dormer window, a front porch extension, a rear pergola, and changes to the external finishes of the property. The property is a chalet-style detached dwelling with a steeply pitched tiled roof, typical of the 1970s dormer bungalows that characterise the surrounding residential estate. The officer's report identified three main planning issues: the principle of the development, the design and visual impact on the area, and the potential effect on neighbouring amenity. The application was approved under delegated authority, with five conditions attached to the permission.
The application was approved on 24 March 2025 by the Head of Development Management under delegated authority. The key planning considerations were the principle of development, the design and visual impact on the surrounding residential area, and the effect on neighbouring amenity, all of which were found to be acceptable.
Priority for new development to identified towns and villages
Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3. (1) Open Space is defined in Appendix 1. (2) Sustainable Urban Extensions are defined in Appendix 1 4.3.2 Appendix 3 to the Plan identifies the towns and villages, and also explains why the Department has rejected the idea of a new settlement, which was mooted in the Consultation Draft published in May 2000. 4.3.3 Each of our towns and villages has an ind ividual character arising not only from its geographical position and existing fabric, but also from its historical, cultural, and social background. This character should be protected and enhanced. Accordingly:
Spatial Policy 2 Castletown is defined as a Service Centre
To respect the character of our towns and villages
Design and visual impact
General Policy 2 General Development Considerations
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: (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. 6.3 Development outside of areas zoned for development
Designed to respect the character and identity of the locality
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no development shall be undertaken under the following classes of Schedule 1 of the Order at any time: - Class 14 - Extension of dwellinghouse - Class 15 - Garden sheds and summer-houses Class 17 - Private garages and car ports Class 26 - Garage doors
Condition 3
Prior to the commencement of any works hereby approved, a schedule of materials and finishes and samples or trade literature of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless strictly in accordance with those approved details.
Condition 4
The garage hereby approved shall at all times be made available for the parking of private motor vehicles(s) and shall be retained available for such use.
Condition 5
The roof(s) hereby approved must be finished in a dark brown colour which has first been approved in writing by the Department and retained as such thereafter.
13 Raad Ny Gabbil - Erection of single storey extension off rear elevation.
16 Raad Ny Gabbil - Rear extension and first floor rear extension with associated internal alterations.
8 Raad Ny Gabbil - Alterations and erection of an extension.
3 Raad Ny Gabbil - Alterations, erection of a two storey side extension, installation of four front elevation roof lights and four rear dormer windows and formation of a sun room from existing rear conservatory
13 Raad Ny Gabbil - Erection of single storey extension and creation of dormer window.
10 Raad Ny Gabbil - Erection of extension to rear elevation.
2 Raad Ny Gabbil - Alterations and erection of first floor extension to rear elevation.
