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Application No.: 25/90518/B Applicant: Mr Dave Norman Proposal: Erection of single storey extension to the rear extension with decking and flue for woodburning stove Site Address: Ard Braccan 7 Copse Hill Douglas Isle Of Man IM2 1ND Planning Officer: Russell Williams Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.07.2025 _________________________________________________________________
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.
Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.
The proposed extension, decking, balustrade and flue are considered to be acceptable when regard is had to the potential impacts upon visual and residential amenity and tree health. The development complies with General Policy 2 and the Residential Design Guide.
This decision relates to the following plans and drawings, date stamped 21st and 27th May 2025:
Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Douglas City Council - No objection
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application site comprises a detached three bedroom bungalow located to the southern side of Copse Hill in Douglas. - 1.2 The existing dwelling is finished of white rendered walls, red double Roman tiles and white uPVC fenestration. The southern roof elevation contains solar PV panels. - 1.3 The property is set on sloping ground which descends to the south within the rear garden. The rear garden is enclosed by fencing and mature domestic planting including a small number of domestic trees. - 1.4 The site is bounded to the north and south by residential properties and has an integral garage and off road parking to the frontage.
2.0 THE PROPOSAL - 2.1 The application seeks planning permission for the erection of a single storey extension to the rear, construction of new decking around the extension and the installation of a flue within the proposed sunroom roof. The decking will be enclosed by a new glazed balustrade with steps down to the garden. - 2.2 The proposed extension will measure 9.5m x 4.5m with a height above FFL of 2.7m and height above garden level of 4.1m. - 2.3 The extension will be of a contemporary flat roof design, finished in dark grey/black composite cladding to the walls, dark grey/black fenestration and rooflight and dark grey/black fascia's and soffits.
3.1 The site lies within an area designated as Predominantly Residential on the Area Plan for the East. The site is not within a Conservation Area, Area of High Landscape or Coastal Value and Scenic Significance or a Flood Risk Zone. - 3.2 General Policy 2 of the Strategic Plan is considered applicable, which states:
"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
4.1 The Residential Design Guide is a material consideration. - 5.0 PLANNING HISTORY
5.1 No relevant planning history. 6.0 REPRESENTATIONS
6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows:
Douglas City Council - The Council has no objections to the proposed works subject to there being no detrimental effect on the existing bin storage arrangements. The development should not prohibit the waste bins from being stored within the curtilage of the property.
DOI Highway Services - No comment. Environmental Health Unit - No objection. Comments provided relating to Building Regulations and advice to the applicant for consideration. Senior Arboricultural Officer - Further details of trees in within the site and potential impact of the extension required.
6.2 No representations have been received from members of the public. - 7.0 ASSESSMENT
7.1 The key considerations in the determination of the application are:
7.2 The extension will be finished in materials that are reflective of the existing dwelling house which is appropriate. The sunroom is not visible from public vantage points and it is considered that virtue of its siting, size and finished appearance, the proposal would not harm the character and appearance of the dwelling.
7.3 The flat roof design of the extension reduces the massing and thus the potential impact of the extension upon neighbouring amenity. The proposed decking area will be raised above existing ground levels but it is a slightly larger replacement of an existing structure. The boundary of the rear garden is well screened by planting and fencing and the decking will not give rise to any additional loss of privacy to neighbouring properties. Similarly, the separation distance between the extension and neighbouring properties is sufficient to ensure there will be no impact upon light or outlook. The overall impact upon residential amenity is therefore acceptable. - 7.4 Regarding trees, the observations of the Arboricultural Officer are noted. The Agent has submitted additional information on plan and in photographs that demonstrate the extension being located well away from the small domestic trees to the rear garden. The trees in question are of no amity value and are not protected. To ensure suitable protection is afforded to any retained trees, a condition requiring the provision of tree protection measures is recommended. - 7.5 Having regard to the comments of Douglas City Council, the proposals do not impact upon domestic bin storage in any way, with ample space available in existing and proposed storage spaces to store bins and recycling for collection. - 7.6 The proposed flue will give rise to the occasional release of wood burner smoke into the air but this is not unusual in a residential setting the impact upon the surrounding area is considered to be acceptable.
8.1 The proposed extension, decking, balustrade and flue are considered to be acceptable when regard is had to the potential impacts upon visual and residential amenity and tree health. The development complies with General Policy 2 and the Residential Design Guide and it is therefore recommended that planning permission is granted. - 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):
9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make
comments in a professional capacity they cannot be given the Right to Appeal.
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: 23.07.2025 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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