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Department of Environment, Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 Mr Gavin Watterson 5 Corrins Way Peel IM5 1DF TOWN AND COUNTRY PLANNING ACT 1999 The Town and Country Planning (Development Procedure) Order 2019 In pursuance of powers granted under the above Act, and subordinate Orders and Regulations, the Department of Environment, Food and Agriculture determined to REFUSE an application by Mr Mike Dyson, Ref 25/90483/B, for the Erection of first floor extension above existing ground floor rear extension; installation of dormer window to rear roof slope. at 40 St Germans Place Peel Isle Of Man IM5 1BZ for the following reason(s): 1. The proposed development involving the erection of the first floor flat-roofed rear extension is unacceptable because it would result in a poorly designed addition to the existing end terraced dwelling contrary to the advice contained in paragraph 4.7.8 of the 2021 Residential Design Guide (RDG) advises: "4.7.8 Poorly designed/finished flat roofed extension are likely to be resisted. Replicating existing poor designed/finished extension either already being found at the property and/or neighbouring properties is not a reason to allow further inappropriate flat roofed extension." Whilst the extension proposed to be added to the rear of No. 40 would be located in an unobtrusive area, and a precedent has been set at No. 36 St German's Place, it is noted that this extension preceded the 2021 Residential Design Guide. As such, the proposed first floor, flat-roofed, extension to the rear of No. 40 St German's Place would be unacceptable and would be contrary to the advice contained in paragraphs 4.7.6 to 4.7.8 in the 2021 Residential Design Guide; and, to the provisions of Policy GP2 b) and c) in the Isle of Man Strategic Plan 2016. 2. The proposed first floor extension is unacceptable because it would be sited along the common boundary with the attached terraced dwelling at No. 38 St German's Place to the south-west side of this neighbouring dwelling. This would block daylight to windows in the ground and first floor rear elevation of this neighbouring dwelling and would appear as an overbearing addition in terms of the relationship between the extension and the rear aspect of No. 38. Whilst the No. 36 first floor rear extension was approved, this extension is located to the north-west of Nos.38 and 40, and is on the side of the rear of No. 36 St German's Place - furthest from No. 38 - it is not on the common boundary between these two properties, whereas the extension proposed to be added to No 40 would be. The location of the No. 40 extension would be to the south-west of No. 38, hence the proposals would result in both an overbearing impact and loss of light to and outlook from the rear of No. 38. This is unacceptable and as such, the proposal would be contrary to the advice contained in

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Department of Environment, Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 paragraphs 4.6.1 to 4.6.12 in the 2021 Residential Design Guide. It would also fail to accord with the provisions of Policies GP2 g) and ENV23 in the Isle of Man Strategic Plan 2016. 3. The proposed insertion of a dormer window in the rear roof-slope is unacceptable because it would result in an incongruous feature which would be out of character and keeping with the site and surroundings contrary to the advice contained in paragraphs 4.10.3 to 4.10.6 in the 2021 Residential Design Guide, and to the provisions of Policy GP2 b) and c) in the Isle of Man Strategic Plan 2016. Furthermore, it would directly face the rear aspect and overlook the rear garden area of the 2-storey, neighbouring dwelling at No. 19 Creggan's Avenue; and, to a lesser extent the rear aspects and gardens of the neighbouring dwellings at No. 17 and 21 Creggan's Avenue, resulting in the potential for overlooking and loss of privacy to occupants of these neighbouring residential properties to an unacceptable degree. This would be contrary to the advice contained in paragraphs 4.10.3 to 4.10.6 in the 2021 Residential Design Guide, and to the provisions of Policy GP2 g) and ENV23 in the Isle of Man Strategic Plan 2016. Date of Issue: 11th July 2025 J CHANCE Director of Planning and Building Control

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Department of Environment, Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 GUIDANCE NOTE This decision was made by a Principal Planner in accordance with the authority delegated to them. This decision refers only to that applied for under the Town and Country Planning Act 1999 and its subordinate legislation. A copy of the Officer’s report and any correspondence which informed the assessment and decision is available to view on the Government’s website (via https://pbc.gov.im/online- applications/) A determination to refuse planning approval does not have effect - · if an appeal is submitted until the appeal is determined or withdrawn; or · if no appeal is submitted, until the time within which an appeal may be submitted has expired (21 days from the date of this notice). Appeal Any appeal must be in writing, include the appropriate fee and be submitted to the Department within 21 days of the date of this Notice. Guidance on how to appeal is available at gov.im/howtoappeal