Loading document...
Application No.: 25/91116/B Applicant: Mr & Mrs John & Karen Barnett Proposal: Replacement of existing kitchen and store with single story extension to rear elevation Site Address: Lamorna 110 Summerhill Road Onchan Isle Of Man IM3 1NJ Senior Planning Officer: Mrs Louise Phillips Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.02.2026 _________________________________________________________________
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.
This application has been recommended for approval for the following reason.
By virtue of its modest scale, the use of matching materials and its location within an enclosed yard, the proposed development would cause no harm to the character and appearance of the host dwelling or wider area. It would not be detrimental to the living conditions enjoyed at neighbouring properties in respect of either outlook or overlooking. Consequently it would comply with the relevant policies of the Development Plan.
Plans/Drawings/Information; This approval relates to the following drawings:
Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: o Onchan District Commissioners - No objection.
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application relates to a three-storey terraced house on the east side of Summerhill Road, Onchan. It has an enclosed yard to the rear, and a single storey kitchen with an attached single storey workshop/shed is set against the northern boundary of the site. A taller projection containing a bathroom abuts the southern boundary and there is a narrow space outside between this and the kitchen. - 1.2 The kitchen and shed both have mono-pitched roofs with that of the shed being a little lower. The shed adjoins Alpine Mews, a small office building in separate ownership which fronts Strathallan Lane to the east. There are no windows in Alpine Mews which overlook the application site.
2.0 THE PROPOSAL - 2.1 The proposed development is a new single storey extension to the rear which would replace the existing kitchen and shed and fill in the narrow space between the kitchen and bathroom. The whole of the extension would have a flat roof, just under 3.0m high, and the section closest to the main rear elevation would have a lantern rooflight. The walls would be rendered and painted to match the existing house. All windows and doors would face into the enclosed yard of the application property.
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. The site is not at risk of flooding. Area Plan for the East 2020 - 3.2 The site is within a predominantly residential area. Isle of Man Strategic Plan 2016 - 3.3 Strategic Policy 3 requires development to have regard to local character. - 3.4 General Policy 2 - Provides various criteria for development management purposes, including those below which are relevant to this proposal. The development should:
5.1 The planning history for the application property is not relevant to the present proposal. 6.0 REPRESENTATIONS
6.1 Onchan District Commissioners (7/1/26): "The Board of Onchan District Commissioners would recommend that the application be approved for planning purposes only".
6.2 The following organisations were consulted on 18 December 2025 but, at the time this report was drafted, no comments had been received:
7.1 The site is in an area where the proposed development is acceptable in principle, subject to its specific effects. Therefore, the main issues are its effect upon the character and appearance of the host property and wider area; and upon the living conditions of neighbouring occupiers. Character and Appearance
7.2 The proposed extension would be modest in scale, essentially replacing existing built form with a small addition to fill the space between the kitchen and the bathroom. Whilst it would have a flat roof, the lantern light would add interest and the use of a uniform roof height and matching materials would represent an improvement over the present variations between the kitchen and shed.
7.3 The development would take place within an enclosed yard, not readily visible from the public domain. Overall, it would have no significant detrimental effect upon the character and appearance of the host building or wider area. Thus it would comply with Strategic Policy 3 of the Strategic Plan and with General Policy 2(b), (c) and (g). Living Conditions - 7.4 The new flat roof would be at the lower ridge height of the exsiting shed rather than that of the the taller kitchen and this would reduce the impact of its increased mass when viewed from the rear upstairs windows of No. 108A to the north. Thus it would not have a significantly detrimental effect upon the outlook from this property. The extension would be set away from the boundary with No. 112 to the south so that there would be no significant effect in this regard. - 7.5 The windows and doors in the proposed extension would face into the yard of the application property and they would not overlook either aforementioned neighbour. Alpine Mews would similarly be unaffected because the adjoining wall contains no windows. - 7.6 Overall, the proposal would cause no harm to the living conditions enjoyed at the neighbouring properties and it would therefore comply with General Policy 2(g) of the Strategic Plan. Other Issues - 7.7 The proposed development would not have any implications for parking or highway safety; and no other concerns have been raised.
8.1 For the reasons given above, the proposed development would cause no significant harm in respect of either character and appearance or neighbouring living conditions and it would therefore comply with the relevant policies of the Development Plan. It is recommended for approval accordingly.
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: 03.02.2026 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.
Copyright in submitted documents remains with their authors. Request removal
