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Application No.: 25/90905/B Applicant: Mr & Mrs Paul & Charlotte Cairns Proposal: Widening of driveway and creation of additional off-road parking Site Address: Druidale 31 Sartfell Road Douglas Isle Of Man IM2 3NB Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.11.2025 _________________________________________________________________
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.
Overall, the extension would have no significant impacts to residential amenities nor public amenities to warrant a refusal. It is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan 2016 and the Residential Design Guide 2021.
Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 06.10.2025.
_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection Local Authority - No Objection
_________________________________________________________________ Officer’s Report
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1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Druidale, 31 Sartfell Road, Douglas, a two storey semi-detached dwelling located on the western side of Sartfell Road. The dwelling sits at the end of Sartfell Road within a residential area of various houses types/designs which have evolved over a number of decades. - 1.2 The property has a vehicular access to the western corner of the site, which provides access to a single parking space which fronts a detached single storey garage. The access does not access onto Sartfell Road, rather more unusually onto Woodlands Close which is to the northwest of the site.
2.0 PLANNING POLICIES - 2.1 The application site is located within an area identified as being Predominantly Residential on the Area Plan for the East (Map 4 - Douglas), and the site is not within a Conservation Area. The site is not within a flood risks area. As such, the following parts of the Strategic Plan are relevant: - 2.2 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:
3.1 The following planning application is considered relevant in the assessment and determination of this application; - 3.2 Replacement of single-storey extension to the rear elevation of existing dwellinghouse 25/90907/B - PENDING CONSIDERATION
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4.1 Planning approval is sought for the widening of driveway and creation of additional offroad parking. The proposal would increase the existing access from 2.8m to 6.1m. The works would also increase the amount of hardstanding to create an additional parking space and the removal of a section of hedgerow. New fencing at a height 1.8m of is proposed to wrap around the new area of hardstanding proposed. - 5.0 REPRESENTATIONS
5.1 Highway Services comment (13.10.2025); "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking. A S109 highway agreement is required for the extended dropped kerb vehicular access." - 5.2 Douglas City Council have no objection (17.10.2025).
6.1 The key issues relate to the potential visual impact upon the street scene and potential impact upon neighbouring amenities. POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE - 6.2 Visiting the area, the main the character of the frontages of the properties within Woodlands Close are made up of reasonably sized front garden/landscaped areas with driveways. The application site is a bit more unique, given the frontage of the property is located on Sartfell Road, but the parking/access of the site is to the side/rear boundary and access onto Woodlands Close. Accordingly, from a visual perspective it is the viewpoints from Woodland Close which are of importance in this case, rather than those to Sartfell Road, which would be unaffected by this development. - 6.3 Generally the department seeks that at least 50% of the lawned/landscaped (as per the Residential Design Guide) areas are preserved to ensure frontage of properties are not totally hard surfaced, which can result in the appearance of frontages of properties being essential car parks adversely impacted the visual amenities of the street scenes. As noted above the works are to the rear elevation and the loss of garden space in this space is the rear garden. However, the works would meet the aims of the RDG and would still ensure that the appearance and the character of the street scene are retained with little visual impact. - 6.4 The proposal would not result in an adverse visual impact, rather a common form of development to properties on the Island and comply with General Policy 2 and the Residential Design Guide. POTENTIAL IMPACTS UPON HIGHWAY SAFETY/PARKING PROVISIONS - 6.5 The proposal would increase on-site parking within the site. Highway Services have raised no objection which is a significant material consideration. The proposal would comply with General Policy 2. Potential impact upon neighbouring amenities - 6.6 Given the design, scale, height, boundary treatments and distances to nearby neighbouring properties, it is not considered the potential impacts would be so significant to warrant a refusal.
7.1 Overall, the extension would have no significant impacts to residential amenities nor public amenities to warrant a refusal. It is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan 2016 and the Residential Design Guide 2021 and therefore it is recommended that the application be approved. - 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
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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:
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):
8.5 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: 05.11.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner
Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/ customers and archive record.
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