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25/90630/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90630/B Applicant : Varley Estates Limited Proposal : Erection of shed in rear garden Site Address : Thumper Cottage Strang Hill Strang Douglas Isle Of Man IM4 4NX
Planning Officer: Hamish Laird Photo Taken : 18.07.2025 Site Visit : 18.07.2025 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Refused Date of Recommendation: 29.07.2025 __
Reasons for Refusal
R : Reasons for Refusal O : Notes attached to reasons
R 1. The introduction of the proposed shed at Thumper Cottage would result in an unacceptable and sub-standard level of private outdoor amenity space due to its size. This would result in an unacceptably cramped form of development of the overall plot. This is contrary to the provisions of Policy GEN2 b) c) and g); and, ENV23 in the Isle of Man Strategic Plan 2016; and, to the advice contained in the Isle of Man Residential Design Guide 2021.
R 2. The proposed development to site the garden shed in close proximity to the common boundary with Land View which is at a lower level compared to Thumper Cottage would result in an adverse impact on the existing boundary hedging and Ash tree which provide screening to Thumper Cottage from Land View. This would result in pressure for heavy pruning of the hedge and/or the removal of the Ash tree to avoid wind-blown debris damaging the shed and other elements of Thumper Cottage, during adverse weather conditions. As such, the proposed development would result in an unacceptably adverse impact on the amenities and living conditions of occupants of Land View contrary to the provisions of Policy GP2 (g) and ENV23 in the IoMSP 2016; and, the advice contained in the Isle of Man Residential Design Guide 2021. __
Right to Appeal
It is recommended that the following organisations should be given the Right to Appeal:
Braddan Commissioners - raised no objection (9/7/25) __
Officer’s Report
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25/90630/B
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1.0 THE SITE 1.1 The application site is the residential curtilage of a dwellinghouse called Thumper Cottage (formerly Land View), Strang Hill Strang. The property has its side elevation facing directly on to the road. It has a traditional, south-west facing, front elevation bookended between prominent chimney stacks and features a large flat roofed extension at the rear running parallel with the highway to the west of the highway. A previously erected double garage in the front garden area has been recently converted to a summer house. Mature hedging marks to site boundary to the south-west and north-west. The site slopes downhill from the NE to the SW along the Strang Hill road. There are dwellings to the NE and SW and one to the rear which is accessed via an access road to the south-west of the application plot. The site lies within the settlement boundary for the village of Strang.
2.0 THE PROPOSAL 2.1 Proposed is the erection of an 'L'-shaped, shed within the curtilage of the dwelling. This would be sited adjacent to the NW site boundary with the neighbouring dwelling at Land View and would measure approx. 6.3m long (long side) on the side closest to the boundary with Land View x 3.8m deep and 2.7m high, with the opposite side to the long side inset with measurements of 3.5m and 2.8m with this side being inset by 1.7m. (Approx. 17.78m2 in floor area). It would be constructed from grey horizontal timber effect boarding under a flat, mineral felt roof. It would have a pair of double opening patio doors and 3 No. full-height fixed, clear glazed windows facing Thumper Cottage.
2.2 In an email from the agent accompanying the application, design details, including material finishes have been submitted. The details advise that the floor area would amount to 15.4m2 with the outer walls being of horizontal 120mm wide timber effect planking, coloured grey with a wood grain finish. The shed would sit "on a hardcore/foundation base with the shed floor level approx. 200mm plus 150mm above the current footpath level of the south side of the conservatory between the current conservatory and proposed garden shed. Making the total level 350mm from the footpath level to the proposed garden shed base." 2.3 Overall, the height of the proposed shed would be 3.050m above existing ground level.
3.0 PLANNING POLICY 3.1 In terms of local plan policy, the application site is within an area recognised as being within 'predominantly residential' on the Area Plan for The East. Map No. 8 (Union Mills / Strang). There are no policies within the written statement that accompanies the Local Plan that are considered specifically material to the assessment of this planning application.
3.2 The site is not within a conservation area and there are no registered trees on site.
3.3 Within the adopted Isle of Man Strategic Plan 2016, the following policy are considered to be the pertinent relevant policy in the determination of this application:
General Policy 2 (GP2) (b,c,g,h,i)
3.5 Residential Design Guidance (2021) provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
4.0 PLANNING HISTORY 4.1 25/90488/B - Erection of first floor balcony with new window opening to rear elevation - Refused - 22.07.2025.
4.2 24/90979/B - Conversion of detached double garage into summer house (retrospective)
4.3 00/02327/B - Installation of hardwood casement windows to replace existing at Pleasant Cottage - Permitted - 15/5/01.
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25/90630/B
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5.0 REPRESENTATIONS 5.1 Braddan Commissioners have no objection (9/7/25)
5.2 FMD - DoI Flood management Division (3/7/25) comments: "DNOC The proposed structure is in a surface water flood zone. FMD recommend that a condition of "No sleeping accommodation should be permitted"
5.3 Highways Services commented (20/7/25) - No highway interest.
THIRD PARTY REPRESENTATIONS 5.4 No third party representations had been received by the Report drafting stage.
6.0 ASSESSMENT The fundamental issues to consider in the assessment of this planning application are:
(i) Visual impact of the proposed development; (GP2(b) & (c); and, the impact of the development on the amenities of the host dwellings occupants; (ii) The impact upon the amenities (overlooking, loss of light; over bearing impact, privacy and visual amenity) of the neighbouring properties. (GP2(g)) (iii) Highways safety (Gp2 h&i)
(i) Visual Impact 6.1 The site comprises an existing detached dwelling, the side elevation of which directly abuts the pavement on Strang Hill. It is also screened from the road by the existing roadside boundary wall and approx. 2.0m high gates which screen the parking area and converted garage/summer house from public views. The site lies within the settlement boundary for Braddan, and DEFA records indicate that the dwelling has been lawfully erected. In principle, the proposed development involving the erection of a garden shed is considered to be acceptable.
6.2 In terms of the size, scale and general appearance of the proposed shed, it is considered that this, with a floor-space amounting to approx. 17.78m2, (Gross External Area) would not be proportionate to the dwellinghouse. This is because it would be sited to the rear of the dwelling close to the existing conservatory attached to the dwelling; the recently converted summer house (former garage); and, the boundary hedge (including a semi-mature Ash tree) on the eastern boundary with the adjoining residential property at Land View. Overall, the development would be cramped, albeit it would hidden by the dwelling from any public views from Strang Hill, and views of it are screened by the existing boundary hedge from the neighbouring dwelling at Land View. This boundary hedge is on the Thumper Cottage plot.
6.3 The Case Officer, having visited the site (initially on 17/7/25 and by request, again on 18/7/25), confirms that the proposal would not visually detract from the character of the area. However, it is noted from the site history that the previously approved PA 24/90979/B for the "Conversion of detached double garage into summer house (retrospective)" approved on 26/9/24, has been implemented. This, along with the erection of a single storey extension on the north side of the dwelling abutting the Strang Hill pavement - which is the subject of investigation - has led to little in the way of amenity space being left around the property given that the PA 24/90979/B approval has resulted in the front amenity area being given over to on-site vehicle parking (minimum of 2 vehicles). Access to the site from Strang Hill is screened by 2.0 - 2.5m high solid security gate placed across the access between stone walling of a similar height advising of a strong secure feeling to the property. There are no other areas on the site that constitute private amenity space, and if approved, this proposal would mean that you are either in the dwelling and/or summerhouse or in the car parking area. It is
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considered that approval of this application would result in a dwelling that would be served by an unacceptably sub-standard level of private outdoor amenity space for its size resulting in an unacceptably cramped form of development of the overall plot at Thumper Cottage.
6.2 It is considered that should the shed be approved, and sited as shown on the submitted plans, these aspects would result an unacceptable form of development which would fail to provide sufficient outdoor amenity space for a dwelling of this size on such a constrained plot such as this. The proposal would fail to comply with the provisions of General Policy 2 sections (g) & (c) and the advice contained in RDG 2021.
(ii) Neighbouring amenity 6.3 The use of the building would be ancillary to the use of the house and it is considered unlikely that its use for domestic purposes - as a sauna and storage room - would result in a statutory noise nuisance over and above the existing use of the dwellinghouse. Overall, the height of the proposed shed would be 3.050m above existing ground level, and its long side which would face Land View, would measure approx. 6.3m long on the side closest to the boundary with Land View.
6.4 The site is well-screened by the existing hedge on the boundary with the adjoining property to the east at Land View and it is noted that it is kept tidy with a significant number of well-cared for, potted plants located under the eaves of the summer house and under an awning frame containing a fabric awning/sun blind located adjacent to the southern site boundary and access serving Land View.
6.5 As noted above, the boundary of the site with the adjoining dwelling at Land View where the shed is proposed to be sited is marked by a mature, multi-species hedgerow, containing a semi-mature, multi-stemmed, self-set, Ash tree. This does not appear to be on the applicants land. The application forms advise that no trees are proposed to be removed. The new shed and its foundation would be sited within the root area and crown spread of the Ash tree, where excavation may undermine the rooting system and, ultimately the longevity of the tree. Whilst the tree is not of sufficient quality to deserve a Preservation Order resulting in it becoming a 'Registered Tree', the proposed works would result in pressure for heavy pruning and/or its removal to avoid wind-blown debris damaging the shed and other elements of Thumper Cottage, such as its attached conservatory; and, summer house during adverse weather conditions. This highlights the cramped nature of the site and the adverse impact that siting the shed is likely to have. This impact is considered to be unacceptable.
6.6 Overall, it is considered that the proposed development to site the garden shed in close proximity to the common boundary with Land View would result in an unacceptably adverse impact on amenities and living conditions of occupants of this adjacent residential property at Land View contrary to the provisions of Policy GP2 (g) and ENV23 in the IoMSP 2016.
(iii) Highway Safety 6.7 The proposals would still leave significant space on the driveway at the front of the house for the parking of more than 2 cars off the highway. Highways Services has raised no objection to the proposal which would comply with the provisions of Policy GP 2 (h&I) of the Strategic Plan.
Conclusion 6.9 Overall, it is considered that the proposed development is unacceptable due to its cramped form and nature close to the common boundary with the adjoining property, Land View resulting in harm to both the existing and future occupants of Thumper Cottage and to the residential amenities enjoyed buy occupants of Land View due to tree removal, hedgerow loss and the close proximity and observability of the long side of the shed in close proximity to the private residential garden area and ground floor windows in the side of Land View. The
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proposal, therefore, would fail to accord with the provisions of Policies GEN2 and ENV23 in the Isle of Man Strategic Plan 2016; and, and the principles of the Residential Design Guide 2021.
7.0 RECOMMENDATION 7.1 Refuse.
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: o 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. __
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 : Refused Date: 24.07.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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