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Application No.: 25/90426/B Applicant: Mr & Mrs Richard Apsimon Proposal: Replacement of existing conservatory with single storey extension, removal of external window aperture, and alteration to garden access ramp and steps Site Address: Kionehenin Dhoon Loop Road Dhoon Ramsey Isle Of Man IM7 1HP Planning Officer: Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.06.2025 _________________________________________________________________
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.
The proposal is considered to have no adverse impact on the character and streetscene of the area and neighbouring amenities. It is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide.
This approval relates to the documents and drawing no. 001, 100, 101, which have all been received on 24th April 2025. _________________________________________________________________ Right to Appeal None _________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The site is Kionehenin, Dhoon Loop Road, Dhoon, a detached house located northwest of Dhoon Bay and east of Dhoon Glen.
2.0 THE PROPOSAL - 2.1 The proposal is the erection of a single-storey extension in replacement of the existing conservatory. The extension has a flat roof with a pitched gable in the middle. There is also a new flight of stairs leading from the new extension to the rear garden.
3.0 PLANNING HISTORY - 3.1 No previous application is considered materially relevant to this application.
4.0 PLANNING POLICY Site Specific - 4.1 The site is not within any area designated for a particular use in the 1982 Development Plan, which means it is considered to be within the countryside. - 4.2 The site is within an Area of High Landscape or Costal Value and Scenic Significance (AHLV's). - 4.3 The site is also located within a Nature Conservation Zone, Nature Reserves, and Sites of Ecological Importance for Conservation. Strategic Policy - 4.4 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
PPS and NPD
4.5 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 Garff Commissioners has not commented at the time of this report (02.06.2025). - 6.2 DoI Highway Services has not commented at the time of this report (02.06.2025).
7.0 ASSESSMENT Elements of Assessment - 7.1 The key considerations of this application are its impact on the character and streetscene of the area and the amenities of the neighbours. Character and Streetscene
7.2 The extension fits in with the existing design of the house. The building is not readily visible to the public. Therefore, the proposal is not considered to harm the character and streetscene of the area. Neighbouring Amenities - 7.3 The house has sufficient distance from neighbouring properties. Therefore, the proposal is considered to have no negative impact on neighbouring amenities.
8.0 CONCLUSION - 8.1 The proposal is considered to have no adverse impact on the character and streetscene of 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: 10.06.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner
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