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Application No.: 25/91114/B Applicant: Mr David Rigby Proposal: Replacement of existing conservatory and outbuildings with single story extension and alteration to fenestration to rear elevation, erection of porch to front elevation Site Address: 8 Spring Gardens Douglas Isle Of Man IM1 3JN Planning Officer: Vanessa Porter Photo Taken: 28.01.2026 Site Visit: 28.01.2026 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.02.2026 _________________________________________________________________
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.
It is concluded that the planning application accords with the provisions set out in General Policy 2 and Environment Policy 42 of the Isle of Man Strategic Plan 2016, as such the planning application is recommended for approval.
This decision relates to the following plans and drawings, dated received on 28th November 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 APPLICATION SITE
1.1 The site is within the residential curtilage of No. 8 Spring Gardens, Douglas which is a three-storey mid terrace dwelling situated to the East of Spring Gardens, with Green Lane situated to the rear. - 1.2 The application site had a yard to the rear which also has a small conservatory and utility room. There is an elevation difference between Spring Gardens and Green Lane which means that the rear yard is at a slightly higher elevation than Green Lane. PROPOSAL
2.1 The current application proposes the removal of the existing conservatory and utility room and the erection of a new extension which measures 7.55m by 5.95m, with an overall height of - 3.784m.
2.2 The proposed extension is to have rendered walls to match the main dwelling and a slatelook roof with rooflights. All windows and French doors are white uPVC PLANNING POLICY - 3.1 The site lies within an area zoned as "Predominantly Residential" on the Area Plan for the East, Map 5 - Douglas Central. The property is not within a Conservation Area or a Flood Risk Zone.
3.2 Given the nature of the site and the land designation, the most relevant Isle of Man Strategic Plan policies would be General Policy 2 which sets out the general standards towards acceptable development and Environment Policy 42 which seeks that development must be designed to account for the particular character and identity of the surrounding streetscene. PLANNING HISTORY - 4.1 There is one previous application which is relevant to the assessment of this application, PA07/02072/B - Erection of a conservatory on rear elevation to replace existing kitchen extension - Permitted. REPRESENTATIONS - 5.1 Douglas City Council have considered the application and do not object but would like to note, "Although the Council is not raising an objection against the proposed works, we would kindly ask that the applicant give consideration to their existing bin/recycling storage arrangements and ensures that any existing arrangements can be maintained." (05.01.26)
5.2 The following consultees were consulted on the 18th December 2025, of which no consultation has been received at the time of writing this report;
5.3 Highway Services were consulted on the 17th December 2025 of which at the time of writing this report, no consultation has been received.
PRE-AMBLE
6.1 It's noted that the original application included the erection of a porch to the front elevation, at the request of the Officer, this was removed from the application. Whilst this is the case, reference to the porch is still found within the covering letter provided. ASSESSMENT - 7.1 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states that there will be a general presumption in favour of extensions or alterations to existing properties where such works would not have an adverse impact on either adjacent properties or the surrounding street scene in general.
7.2 When looking at the proposed rear extension, whilst the proposal is much larger than what is already existing, the rear of the application site, with Spring Gardens rear's backing onto the rear's of Derby Square and Albion Terrace. As such there are a range of rear extensions in terms of siting, layout, scale, form and design. As such overall its deemed that any impact on the character and appearance of the area and the site itself would be minimal and in accordance with General Policy 2 and Environment Policy 42. - 7.3 Turning towards the impact upon neighbouring amenity, it is unlikely that the proposal would have an impact on the neighbouring property to the South of the site above and beyond what is currently in place, and when noting that compared to the existing conservatory the extension has a reduced level of glazing and no windows are proposed on the elevation nearest the neighbours which will reduce any existing levels of overlooking. - 7.4 Overall the rear extension is considered to be of a reasonable size and design as to not result in an overbearing or adverse impact on the amenity or living conditions of the neighbours.
8.1 Overall the proposal is considered to be acceptable by not to result in any new or increased impacts on the visual amenity of the surrounding streetscene, impacts upon neighbouring amenity nor Highway Services as such the proposal complies with General Policy 2 and Environment Policy 42 of the Isle of Man Strategic Plan 2016. 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: 04.02.2026 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner
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