23 May 2025 · Delegated
Rowany Cottage, Rowany Drive, Port Erin, Isle Of Man, IM9 6lp
Permission was sought to erect a two-storey rear extension at Rowany Cottage, a detached 1970s dwelling on Rowany Drive in Port Erin, Isle of Man. The site sits on the built edge of the settlement, where the land slopes downward from north to south and neighbouring properties in Fairway Close are set at a lower level. The application was refused by the Head of Development Management under delegated authority. Two distinct planning concerns were identified: the visual impact of the extension on the character of the site and surroundings, and the privacy impact on a neighbouring property. The first floor addition was found to be out of scale and proportion with the existing dwelling, with its flat roof and pale weatherboard finish clashing with the white painted render of the original structure. The proposed Juliet balcony above the extended garage was also found to create a direct line of sight down to the kitchen window of No.
The application was refused on two grounds. First, the bulk and scale of the proposed first floor addition, its flat roof, and the use of pale weatherboard cladding against the existing white render were judged to create an overbearing, incongruous addition out of keeping with the dwelling and its semi-rural edge-of-Port-Erin setting. Second, a Juliet balcony on the new first floor lounge above the garage was considered to cause unacceptable overlooking of the kitchen window at the neighbouring property, No. 2 Fairway Drive, due to the height difference between the two properties despite the approximately 23-metre separation.
Refusal Reasons
Isle of Man Strategic Plan 2016
Isle of Man Strategic Plan 2016
overlooking and loss of privacy
Environment Policy 23: When considering alterations and improvements to existing facilities the Department will require that consideration be given to the potential adverse impact of the proposed changes to existing neighbours. 7.18 Environmental Impact Assessment(1) 7.18.1 Environmental Impact Assessment (EIA) is an important procedure for ensuring that the likely effects of new development on the environment are fully understood and taken into account before the development is allowed to go ahead. It is a process by which information about the likely environmental effects of certain types of development is collected, assessed and taken into account by the developer (as part of project design) and by the planning authority (in determining the acceptability of the application). In cases w here developments are likely to have significant environmental effects, whether public or private, by virtue of their nature, size or location, EIA's will be required and the general principles set out in Appendix 5 should be followed. 7.18.2 For some types of development, EIA's will be required in every case, whilst other development will only require an EIA if the particular project is judged likely to give rise to significant environmental effects. Where development does not fall wit hin these categories, (1) Environmental Impact Assessment is defined in Appendix 1 but still has a significant effect on the environment, the Department will require suitable supporting environmental information. The main criteria for judging significance are as follows: i. major developments which are of more than local importance; ii. developments which are proposed in particularly environmentally sensitive or vulnerable locations; iii. developments with unusually complex and potentially hazardous environmental effects. 7.18.3 A Planning Policy Statement will be issue d specifying the manner in which the Department intends to deal with applications which should be subject to EIA. Pending the adoption of the proposed Planning Policy Statement the Department will adopt current practice on EIA's from England and Wales set out in the publication "Environmental Impact Assessment: A Guide to Procedures" (1).
Isle of Man Strategic Plan 2016
overlooking and loss of privacy
Isle of Man Strategic Plan 2016
Parishes which are examined in more detail later in the document. A key factor in the formulation of the Spatial Vision has been consideration of the findin gs of the Landscape Character Assessment4; an Island-wide Study undertaken in 2008.
Isle of Man Strategic Plan 2016
