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Application No.: 25/90907/B Applicant: Mr & Mrs Paul & Charlotte Cairns Proposal: Replacement of single-storey extension to the rear elevation of existing dwellinghouse Site Address: Druidale 31 Sartfell Road Douglas Isle Of Man IM2 3NB Planning Officer: Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 14.11.2025 _________________________________________________________________
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.
The proposal is considered to have no adverse impact on the character of the house, 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. 100, 101 Rev A, which have been received on 7th October 2025. _________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Douglas City Council - No objection
1.0 THE SITE - 1.1 The site is 31 Sartfell Road, Douglas, a semi-detached house located on the southwest of the north end of Sartfell Road. The house consists of a two-storey hipped-roof main dwelling, a two-storey pitched-roof side extension, a two-storey pitched-roof rear extension and a single-storey mono-pitched roof rear extension at the end of the pitched-roof rear extension.
2.0 THE PROPOSAL - 2.1 The proposal is the demolition of the existing mono-pitched-roof rear extension and the erection of a replacement single-storey flat-roof extension with parapet wall on top. It also has two lantern rooflights.
3.0 PLANNING HISTORY - 3.1 There is no previous application considered materially relevant to this application.
4.0 PLANNING POLICY Site Specific - 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East. Strategic Policy - 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o General Policy 2 (b) (c) (g) PPS and NPD - 4.3 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 is considered materially relevant to the assessment of this current planning application:
6.0 REPRESENTATIONS - 6.1 Douglas City Council has no objection to this application (17.10.2025). - 6.2 DoI Highway Services has not commented at the time of this report (14.11.2025).
7.0 ASSESSMENT Elements of Assessment - 7.1 The key considerations of this application are its impact on the house itself, the character and streetscene of the area, and the amenities of the neighbours. Design of the House Itself - 7.2 The proposed flat-roof with parapet does not fit into the existing roofscape. However, given the small scale of the extension compared to the rest of the house, it is not considered to harm the design of the house. Character and Streetscene
7.3 The flat-roof extension stands out from the rest of the house. However, given the variety of extensions that exist within the area, it is not considered to harm the character of the area. - 7.4 The extension may be visible to the public on Woodlands Close. Given there are flatroof garages on this road, it is not considered to harm the streetscene. Neighbouring Amenities - 7.5 While the flat-roof extension is higher than the existing mono-pitched-roof extension, it is away from the main building of No.29, and it is considered to have no additional overbearing or overshadowing impact. - 7.6 There are no additional vantage points created, so the proposal is considered to have no additional overlooking impact.
8.0 CONCLUSION - 8.1 The proposal is considered to have no adverse impact on the character of the house, 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: 17.11.2025 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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