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Application No.: 25/90417/B Applicant: Mr Liam Harrison Proposal: Removal of existing door on front elevation with blocking up of aperture Site Address: 17 North View Peel Isle Of Man IM5 1DQ Senior Planning Officer: Mrs Louise Phillips Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.06.2025 _________________________________________________________________
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 causes no harm to the character and appearance of the host property or wider area and, consequently, it complies with the relevant policies of the development plan.
Plans/Drawings/Information; This approval relates to the following drawing numbers:
It is recommended that no parties should be given the Right to Appeal:
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application relates to a detached bungalow on a corner plot at the junction of North View and Links Close in Peel, with the relevant elevation/door facing North View. The driveway at the northern end of this elevation includes a car port with doors providing access to the kitchen.
2.0 THE PROPOSAL - 2.1 The proposed development is the blocking up of the front door facing North View to enable the creation of a larger bathroom. The opening would be rendered to match the walls of the host building.
3.1 The site is not within a Conservation Area and there are no Registered Buildings, Registered Trees or Registered Tree Areas in the vicinity. It is adjacent to an area where there is a high likelihood of surface water flooding. Peel Local Plan 1989 - 3.2 The site is within 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; and Environment Policies 10 and 13 relate to development at potential risk of flooding. - 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:
4.1 Section 68 of the Flood Risk Management Act (2013) indicates that any published Flood Risk Management Plan and the extent to which the proposed development creates an additional flood risk are material considerations. - 5.0 PLANNING HISTORY
5.1 The following planning history for this property is relevant to the current proposal:
6.1 The following organisations were consulted on 2 May 2025 but, at the time this report was drafted, no comments had been received:
7.1 The application site is in a location where the proposed development is acceptable in principle, subject to compliance with other relevant criteria. The main issue is its effect upon the character and appearance of the host property and wider area.
7.2 Links Close is composed of detached bungalows of complementary but different styles and, on North View opposite the application site, there is a terrace of two storey houses. Thus the street scene is already quite mixed here. - 7.3 Moreover, the elevation containing the door to be blocked up is largely screened from public view by a tall boundary hedge. This effectively creates a private garden around the property and gives the elevation a "back garden" character. The door itself does not have the style of an entrance and it would not be used by anyone visiting the property because it is behind the hedge. Instead, a visitor would be drawn to the door at the back of the driveway/car port which provides the intended way in and out. - 7.4 Consequently, the proposed development would have no detrimental impact upon the character and appearance of the host property or wider area provided the new wall is finished to match the existing elevation. It would therefore comply with Strategic Policies 3(b) and 5 and with General Policy 2 of the Strategic Plan. Other Considerations - 7.5 The blocking up of the door would not alter the footprint, size or structure of the property and so it would have no effect upon the existing flood risk situation in the vicinity. The proposal would therefore comply with General Policy 2(l) of the Strategic Plan and with the legislation referenced above.
8.1 For the reasons given above, the proposed development would protect the character and appearance of the host property and wider area and so it would comply with the relevant policies of the Development Plan. It is therefore recommended for 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 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 : 26.06.2025 Determining Officer
Signed : S BUTLER Stephen Butler Head of Development Management
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