Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 25/90266/B Applicant: Mr & Mrs Scott & Chloe Glover Proposal: Erection of single storey extension to the rear elevation of the existing dwelling house Site Address: 43 Raad Roagan Glenfaba Rise Peel Isle Of Man IM5 1DY Planning Officer: Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 30.04.2025 _________________________________________________________________

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.

This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016 and in turn the Residential Design Guidance 2021.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 12th March 2025;

• o Drawing No.1
• o Drawing No.2
• o Drawing No.3
• o Drawing No.4 _________________________________________________________________

Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal: Highway Services - No Objection

Officer’s Report THE APPLICATION SITE

1.1 The application site is within the curtilage of 43 Raad Roagan, Glenfaba Rise, Peel which is a semi-detached dwelling situated to the South of Glenfaba Rise and is currently the last property of the South side of the cul-de-sac. THE PROPOSAL - 2.1 The current planning application seeks approval for the erection of a pitched roof rear extension which is to measure 4.33m by 5.524m with an approximate overall height of 3.6m. The materials are to match the existing. PLANNING HISTORY - 3.1 Noting that the property is relatively new having been recently built, the most recent application is the most relevant, which is PA22/01004/B, "Extension of access road and alteration of plot boundary," which was approved. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Peel Local Plan 1989, Map. The property is not within a Conservation Area or a Flood Risk Zone.

- 4.2 PEEL LOCAL PLAN 1989

• 4.2.1 The Peel Local Plan 1989 makes reference to the following policies as relevant to the assessment of applications within the application site, 5.3, 5.12 -5.15 and 11.1, of which none are relevant for this application.

4.3 ISLE OF MAN STRATEGIC PLAN 2016

• 4.3.1 The Isle of Man Strategic Plan 2016 contains the following policies considered materially relevant to the assessment:

• o Strategic Policies 3 and 5 - promote good design and use of local materials and character
• o General Policy 2 (b, c, g, h, i) - general standards towards acceptable development visual and neighbouring amenity
• o Paragraph 8.12.1 - supports principle of residential development in zoned areas
• o Environment Policy 23 - any increased impact on neighbours.
• o Environment Policy 42 - promotes development taking account of locality in design.
• o Community Policy 7, 11 - prevent criminal activity and reduce spread of fire
• o Infrastructure Policy 5 - conserve the Island's water

4.4 RESIDENTIAL DESIGN GUIDANCE

• 4.4.1 The Residential Design Guide (July 2021) contains the following guidance also considered materially relevant:

• o Section 4 Extensions
• o Section 5 Architectural Details
• o Section 7 Impact on Neighbouring Properties

REPRESENTATIONS

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

5.2 Highway Services have considered the application and state, "No highways Interest." (20.03.25)

5.3 No comments have been received from German Commissioners at the time of writing this report. (14.04.25) ASSESSMENT

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

• - character and appearance (GP2, b,c)
• - impact on neighbouring amenity (GP2, g)
• - other matters (RDG, CP7, 11 & IP5)

- 6.2 CHARACTER AND APPEARANCE

• 6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
• 6.2.2 The proposed extension would be introducing a larger built form and in terms of size and height and the general appearance it is considered proportionate to the rear elevation and designed to serve that specific purpose for a habitable extension. The inclusion of a pitched roof would match that of the existing and the size of the extension would remain subservient to the dwellinghouse.

- 6.3 NEIGHBOURING AMENITY

• 6.3.1 The level and scale of development proposed here, especially being single storey are considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse or considered to harm the neighbouring amenity, specifically those to the rear and sides.

• 6.3.2 When considering whether there would be any loss of light or overshadowing from the built form of the extension, given the single story nature it would not be considered to have an overbearing effect. The immediate neighbours adjoining the site, specifically No.41 Raad Roagan who would be closest to the extension, would not be disadvantaged from any loss of light over and above the existing levels given the properties orientation.
• 6.3.3 It is further noted that the agent has provided 45 degree assessment with the application, which shows that the neighbouring property wouldn't be disadvantaged, and the Department has not received any objections or comments from the adjoining neighbours or the local authority. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g).
• 6.4 OTHER MATTERS

• 6.4.1 The proposed works are an extension to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal whilst increasing the surface area of the dwelling, any water runoff will be dealt with as per the existing arrangement of the main dwelling. The proposed extension will not increase water usage of the dwelling and therefore there are no new issues in this respect.

CONCLUSION

7.1 The planning application would be an acceptable form of development that has been designed to ensure that it would not harm the use and enjoyment of neighbouring properties and would comply with General Policy 2 and the principles of the Residential Design Guide. 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: 30.04.2025 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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