Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 25/91132/B Applicant: Mr Richard Wasley Ania Kiermasz Proposal: Replacement of conservatory with single storey extension to southeast elevation of dwelling Site Address: The Slatch The Castleward Green Douglas Isle Of Man IM2 5PS Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 25.02.2026 _________________________________________________________________

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.

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

Overall, the single storey 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 13.01.2026.

_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Local Authority - No Objection

_________________________________________________________________ Officer’s Report

1.0 SITE - 1.1 The application site is the residential curtilage of 'The Slatch, The Castleward Green, Douglas, and the property is a detached two storey dwellinghouse with an attached garage with parking to the side. The boundary of the site is generally characterised by mature landscaping. The property sits within a cul-de-sac of 13 properties off Ballanard Road. The neighbouring property to the east (Northgate) ground level is raised significantly above that of the application sites ground level.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within a "predominately residential use" under the Area Plan for the East. The site is not within a Conservation Area. - 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:

• (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."

2.2 Residential Design Guide 2021. - 3.0 PLANNING HISTORY

3.1 The following previous planning application is considered relevant in the assessment and determination of this application; - 3.2 Installation of a replacement conservatory roof - 13/00284/B - APPROVED - 3.3 Construction of family room extension & conservatory - 92/00839/B - APPROVED - 3.4 Erection of a four-bedroomed dwelling with double garage, Plot 4 - 87/00399/B APPROVED

- 4.0 PROPOSAL

4.1 The application seeks approval for the replacement of conservatory with single storey extension to southeast elevation (rear) of dwelling. The proposed extension would have a depth of 5.5metres, a width of 6.6metres and a maximum height of 3.6m (including lantern

• roof light). The proposal has a flat roofed design with parapet walling included. The proposals elevation is made up of largely glazing (windows and doors) with sections of external masonry finished with a painted render to match the existing main dwelling house. A roof lantern is included within the flat roof.
• 5.0 REPRESENTATIONS

5.1 Douglas City Council have no objection (09.02.2026). 6.0 ASSESSMENT

6.1 The key issues relate to the potential visual impact upon the street scene and potential impact upon neighbouring amenities. Potential visual impact upon the street scene

6.2 The proposed rear extension given its modest size, position to the rear of the dwelling and the mature landscaped boundaries of the site would all ensure any public views are likely to be restricted. The extension in terms of the of its design, proportion, position and finishes are considered to be appropriate and in keeping with the existing property. Accordingly, from these respects the proposals would comply with General Policy 2 and the Residential Design Guide 2021. Potential impact upon neighbouring amenities - 6.3 The only neighbouring dwelling likely to be impacted (initial consideration) is Northgate to the east of the site. However, given the ground level different of the neighbouring property being set significantly above the application site and the landscaped boundaries between the two properties/retaining wall, the proposal will not have any significant impacts upon residential amenities to warrant a refusal and again comply with General Policy 2 and the Residential Design Guide 2021.

- 7.0 CONCLUSION

7.1 Overall, the single storey 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

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:

• 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.

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):

• 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.

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: 25.02.2026 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

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