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Application No.: 24/91414/B Applicant: Dalmation Limited Proposal: Erection of two storey extension to the side of existing residential dwelling Site Address: 24 Larivane Meadows Andreas Isle Of Man IM7 4JD Planning Officer: Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 17.07.2025 _________________________________________________________________
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 proposal is considered to have no adverse impact on the character of the house, the area, and neighbouring amenities.
This approval relates to the documents and drawing no. P/01, P/02, P/03, which has been received on 2nd January 2025, and drawing no. P/04 Rev B, which has been received on 16th July 2025.
_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Department of Infrastructure - No objection
_________________________________________________________________ Officer’s Report
1.1 The site is 24 Larivane Meadows, Andreas, a semi-detached house located at the south end of Larivane Meadows. Just south of the house is Leodest Road, separated from the house by hedges and trees. - 1.2 The house consists of a two-storey pitched-roof side-gabled main house and a monopitched roof front porch. The pair of semi-detached houses is bilaterally symmetrical. - 1.3 Larivane Meadows consists mainly of semi-detached houses. Some of them have side extensions, and most are single-storey garages. There are a few two-storey side extensions on semi-detached houses on Cooil-Ny-Chibber Road. These two-storey extensions are stepped down from the ridge of the main house.
2.0 THE PROPOSAL - 2.1 The proposal is the erection of a two-storey side extension.
3.0 PLANNING HISTORY - 3.1 Residential development comprising roads, plots, sewers and 22 dwellings was APPROVED under PA 00/00853/B.
4.0 PLANNING POLICY Site Specific - 4.1 The site is within an area designated as Proposed Predominantly Residential Use in the 1982 Development Plan. Strategic Policy - 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o General Policy 2 (b) (c) (g) PPS and NPD - 4.3 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 The Residential Design Guide (July 2021) contains the following guidance that are considered materially relevant to the assessment of this current planning application:
6.0 REPRESENTATIONS - 6.1 Andreas Parish Commissioners has not commented at the time of this report (09.04.2025). - 6.2 DoI Highway Services has no objection to this application (14.01.2025). The comment states that there is no significant negative impact upon highway safety, network functionality and/or parking.
7.0 ASSESSMENT Elements of Assessment - 7.1 The key considerations of this application are its impact on the house itself, the character and streetscene of the area, and the amenities of the neighbours. Design of the House Itself
7.2 The front elevation of the proposed extension is recessed from that of the main house. The ridge of the extension is stepped down from that of the main house. Therefore, the proposal is considered to be subordinate to the main house. Character and Streetscene - 7.3 Since the proposal is considered subordinate, it is also considered to fit into the existing character and streetscene of the house. - 7.4 It is also noted in this case that the property is at the southern end of Larivane Meadows with no property immediately to the south of it. Due to this reason a "terracing affect" cannot occur in this instance. Due to the proposed extension small setback, it is considered accepted in this case. If this property was one of the pairs of semi-detached dwellings to the north of the site, then the small setback of the extension; as proposed, would have been a concern and perhaps a reason to refuse the application, as per the guidance within the Residential Design Guide in relation to the "terracing affect" and the adverse visual impact that can be caused by such development. However, for these reasons, it is considered the proposal on this site is acceptable. Neighbouring Amenities - 7.5 The extension is south of the main house and lower than the main house. Therefore, it is considered to have no additional overbearing, overshadowing or overlooking impact.
8.0 CONCLUSION - 8.1 The proposal is considered to have no adverse impact on the character of the house, the area, and neighbouring amenities. Therefore, it is considered to comply with General Policy - 2 of the Strategic Plan and the Residential Design Guide 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:
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):
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: 17.07.2025 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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