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Application No.: 25/90450/B Applicant: Miss Elizabeth Kelly Proposal: Construction of single-storey extension to rear of dwelling, installation of new rooflight to rear elevation Site Address: Borrane The Promenade Port St Mary Isle Of Man IM9 5DG Senior Planning Officer: Mrs Louise Phillips Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.06.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
The proposed development would respect the character and appearance of the host property and surrounding area, and would cause no harm to the living conditions of neighbouring occupiers. It would therefore comply with the relevant policies of the Development Plan.
Plans/Drawings/Information; This approval relates to the following plans: Site Location Plan - 1125-01 Site Plan - 1125-02 Plans, Elevations & Sections as Proposed - 1125-04
It is recommended that the following organisations should NOT be given the Right to Appeal: o Port St Mary Commissioners: No objection.
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application relates to a two storey semi-detached house on The Promenade at Port St Mary. The adjoining property is in the same ownership as the applicant. The semi-detached pair are essentially a mirror image of one another, but the application property has a small extension to the original bay window on the rear elevation. There is a low stone wall separating the rear gardens of the properties, leaving a clear view between them. - 1.2 The Bay Queen Hotel, which is currently being converted to residential accommodation lies to the west, and another pair of semi-detached houses lie to the west. These are angled away from the application site. A narrow access lane runs behind the properties to the north and the land beyond this is open.
2.0 THE PROPOSAL - 2.1 The proposed development is a single storey rear extension to provide a new kitchen and boot room and enable the existing dining room to be enlarged. The extension would have a minimum depth of just over 2m across the width of the rear elevation and include a projecting central element with a gable end a little over 4m deep. The deeper section would be set in by 1.35m from the boundary with the adjoining property and by just over 2m from the east side elevation. There would be a large window in the gable end facing north, but no windows to either side. Velux rooflights would be installed on both roofslopes of the gable section and another would be added to the rear roofslope of the main house to serve internal alterations. - 2.2 The extension would be finished with painted render walls and a natural slate roof to match the existing property. The gable window would be in white uPVC or aluminium.
Site Specific The application site is not within a designated Conservations Area and there are no Registered Buildings, Registered Trees or Registered Tree Areas in the vicinity. The site is not at risk of flooding.
Area Plan for the South 2012
3.2 The site is within the settlement boundary in a predominantly residential area. Isle of Man Strategic Plan 2016 - 3.3 Strategic Policies 3(b) and 5 concern the protection of local character and the environment. - 3.4 General Policy 2 provides that development in accordance with land use zoning and other relevant proposals and policies of the Development Plan will normally be permitted subject to certain criteria, including those below which are relevant to this proposal. The development should:
3.5 8.12.1 states, "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general".
4.1 The Residential Design Guide is a material consideration. - 5.0 PLANNING HISTORY
5.1 12/00191/C: Additional use of residential dwelling to provide tourist accommodation permitted. - 6.0 REPRESENTATIONS
6.1 Port St Mary Commissioners: "No objection" (29/05/25).
6.2 The following organisations were consulted on 1 May 2025 but, at the time of drafting this report, no comments had been received:
7.1 The main issues for the determination of this planning application are the effect of the proposed development upon the character and appearance of the host property and wider area; and upon the living conditions of the adjoining occupiers.
7.2 The proposed extension would be of relatively modest proportions relative to the size of the application property and its plot, and its massing would be broken up by the deepest section being well set in from both sides. The pitch of the roof would reflect that of the existing building and the proposed finishing materials for the roof and walls would match. The new rooflight in the existing roofslope would be a discreet addition.
Character and Appearance
7.3 Clearly the extension would make the rear elevation of the application property look different to that of the adjoining house, but it would be of an attractive design that would not detract from their appearance as a pair. Similarly, the extension would not be conspicuous in views from or beyond the lane at the back. - 7.4 Consequently, the proposed development would not harm the character and appearance of the host property or wider area. Thus it would comply with Strategic Policies 3(b) and 5; and with General Policy 2 of the Strategic Plan. Living Conditions
7.5 The proposed extension will undoubtedly change the outlook from the rear of the adjoining property but, because it would be of a modest scale with the deepest part set away from the boundary, it would not be overbearing. The rear gardens of the semi-detached pair are already mutually overlooked and so the extension would have no impact in this regard. Whilst there is the potential for the extension to cast a small shadow close to the rear bay window of the adjoining property in the morning, this would not be of a degree to cause harm and the main part of the garden would be unaffected. - 7.6 Overall, the proposed development would not be significantly detrimental to the living conditions of adjoining occupiers and the neighbouring occupiers to the east would be largely unaffected given the distance between the properties and their relative orientation. The proposal would therefore comply with General Policy 2(g) of the Strategic Plan.
8.1 For the reasons given above, the proposed development would respect the character and appearance of the host property and surrounding area, and would cause no harm to the living conditions of neighbouring occupiers. It would therefore comply with the relevant policies of the Development Plan. - 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 the Head of Development Management 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 : 23.06.2025 Determining Officer
Signed : S BUTLER Stephen Butler
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