Officer Report

Application No.: 25/91087/B Applicant: Mr & Mrs Timothy & Victoria Allen Proposal: Replacement of existing first floor balcony, garage doors and application of stone cladding to ground floor front elevation Site Address: Holme Lodge 85 King Edward Road Onchan Isle Of Man IM3 2AS Planning Officer: Russell Williams Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 28.01.2026 _________________________________________________________________

Conditions and Notes for Approval

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.

• C 2. The materials to be used in the external surfaces of the development, including details of bird prevention strike measures hereby permitted shall accord with Drg No. 1.

Reason: In the interests of the character and appearance of the building and surrounding area and prevention of bird strikes.

This application has been recommended for approval for the following reason.

The proposed terrace, with its glass balustrade and works to the windows have been designed to comply with General Policy 2 of the IoM Strategic Plan 2016 and are considered to be acceptable.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped 17 November 2025: SITE SURVEY DRAWING - DRG LS01, EXISTING AND PROPOSED PLANNING DRAWING - DRG 1, BLOCK PLAN AS EXISTING - DRG 2, BLOCK PLAN AS PROPOSED - DRG 3, LOCATION PLAN - DRG 4

Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Onchan Commissioners - Support the application Manx Wildlife Trust - comment addressed by plans and conditions

_________________________________________________________________ Officer’s Report

1.0 THE SITE - 1.1 The application site is situated on the north side of King Edward Road. - 1.2 85, King Edward Road is a two storey dwelling with currently white painted walling under a red double Roman concrete tiled roof. The first floor walls are rendered and the ground floor painted stone facing. The property has a striking first floor balcony comprised of upright white pillars with a horizontal white balustrade support by decorative vertical columns. - 1.3 2 There are three integral garages - two on the left hand side of the front elevation and served by two garage doors and the other on the right hand side of the front elevation. These, along with the front door and window alongside, sit recessed from the line of pillars which support the existing balcony. - 1.4 The balcony follows the footprint off the house in terms of projecting out further at the left hand side than the right as the house has a projecting gable on the left hand side with the rest of the front elevation stepping back by 0.6m and the balcony following, stepping back by around 1.1m. The balcony projects out from the front of the house by 1.7m at the western end and by 1.35m at the eastern end. The balcony presently sits 0.4m in front of the adjacent front elevation of Joyhaven and there is a step up within the balcony. - 1.5 To the west of the house is Pentley, 83, King Edward Road. This is a hipped roofed property, also two storey and with a central first floor balcony. To the east is Joyhaven, 87, King Edward Road which is also a hipped roofed property without any balcony and with only one floor of accommodation. The ground floor of this property is elevated above that of the application dwelling with its ground floor level sitting approximately mid way between the ground and first floors of number 85.

2.0 THE PROPOSAL - 2.1 The application seeks permission for various alterations and a modest extension to the dwellinghouse which will modernise the character and appearance of the building. - 2.2 The proposals include the replacement of the existing balcony including its supporting pillars and the erection of a new balcony which includes a forward extension of the section closest to Joyhaven. - 2.3 New stone facing will be introduced to the front wall of the ground floor of the building, a new front door and new garage doors introduced. The two garage doors at the western end will be replaced with a single, wider garage door. - 2.4 The new balcony will have a frameless glazed balustrade system, which runs seamlessly along the front elevation and finishing 0.3m from the eastern gable. The existing patio doors

on both side of the front elevation will be replaced within the existing apertures and all existing rainwater goods will be replaced in new black PVC goods.

2.2 The proposed terrace will sit atop brick retaining walls at a height of approximately 1.5m. The alterations to windows and doors will result in new white uPVC casements being installed, with one window being changed to sliding doors and existing doors reverting to a window. - 3.0 PLANNING POLICY

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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

3.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

- 4.0 OTHER MATERIAL CONSIDERATIONS

4.1 The Residential Design Guide is a material consideration. - 5.0 PLANNING HISTORY

5.1 17/00998/B: Alterations and erection of extension to replace existing conservatories Permitted - 6.0 REPRESENTATIONS

6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows:

Onchan Commissioners - The Board of Onchan District Commissioners would recommend that the application be APPROVED for planning purposes only.

Ecosystem Policy Team - The Ecosystem Policy Team request that a condition is secured for no works to commence unless a plan detailing the measures that are to be put in place to prevent bird strikes on the clear glass balustrade, is submitted to Planning and approved in writing. Measures could include use of etching, ultraviolet coatings or decals.

6.2 Manx Wildlife Trust comment (18.12.2025); "Manx Wildlife Trust request details of what birdstrike mitigation measures will be included in these proposals, noting that frameless plate glass balustrades pose a well-recognised and lethal risk to several Wildlife Act 1990 Schedule 1 specially protected species of bird which inhabit suburban areas such as the proposed development site.

Approval of any development which poses an identified risk to Schedule 1 birds, without suitable mitigation, is contrary to Environment Policy 4 of the Isle of Man Strategic Plan. Numerous no-cost or low-cost mitigation methods are readily available for developments such as this which would reduce or remove the risk of birdstrike."

- 7.0 ASSESSMENT

7.1 The key considerations in the determination of the application is the impact upon the character of the original dwelling and surrounding area and residential amenity.

VISUAL IMPACT

7.2 The existing building is set well back from King Edward Road and sits between an established group of dwellings, arranged in a linear form fronting the highway. The alterations to windows will have no adverse impact upon the appearance of the dwellinghouse.

7.3 There are a number of properties in the immediate vicinity of the site that have terraces and sections of balustrade to their frontages, taking advantage of the views across Douglas Bay. These include more traditional finishes and also glass ballustrades as proposed. - 7.4 The proposal includes a new balcony with a slight increase in size beyond the current structure. The impact of the replacement terrace will be minimal and although the glass balustrade is a somewhat modern element, the use of glass is considered acceptable and would have an acceptable visual impact given that similar finishes have been permitted elsewhere in the immediate area. - 7.5 The new stone facing walls and alterations to the garage doors and windows will enhance the overall appearance of the existing dwelling. - 7.6 The new balcony will continue to sit behind the driveway and front garden and whilst it will sit slightly in front of the building line with the neighbouring dwelling, the overall impact of the proposed development upon visual amenity and the character of the existing dwelling is considered to be acceptable and reflective of other properties in the immediate setting. RESIDENTIAL AMENITY - 7.7 The proposed balcony will be set marginally in front of the neighbouring dwellings. There is some minor potential for use of the terrace to give a view into the neighbouring property, but such views are very limited and the overlooking illustration submitted in support

• of the application demonstrates any views to be at an oblique angle and not dissimilar to the existing relationship.
• 7.8 The potential for loss of privacy is therefore considered to be minor and the neighbouring resident(s) has not raised any concern with the proposal. On balance, therefore, the impact of the terrace upon residential amenity is acceptable. OTHER MATTERS
• 7.9 The issue with bird strike potential and the glass balustrade is addressed on the submitted drawings that indicate decals to the actual glass, which will reduce/prevent possible bird strikes. Subject to compliance with the approved plans, the risk of bird strike is therefore considered to be minimised by the submitted design.

- 8.0 CONCLUSION

8.1 The proposed development will have an acceptable impact upon visual and residential amenity in the area. It therefore complies with General Policy 2 of the Strategic Plan and it is 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:

• Applicant (in all cases);

• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

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):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

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: 29.01.2026 Determining Officer

Signed : C BALMER Chris Balmer 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.