13 November 2025 · Delegated - Principal Planner (Jason Singleton)
20, Lime Street, Port St. Mary, Isle Of Man, IM9 5ef
The proposal involves extending the rear (northeast) elevation of a traditional two-storey terraced cottage in Port St Mary by reconstructing and projecting a gable end outwards by 2m to add ground floor dining space and a first-floor master bedroom with ensuite, while extending the existing first-floor roof terrace ov…
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The officer assessed that the physical works, including the 2m projection and height increase to match the main ridge of the rear extension, would have an acceptable visual impact on the existing dwel…
General Policy 2
Requires general development standards including visual amenity and neighbour amenity (specifically 2(g) on living conditions/privacy). Officer tested rear extension and terrace against this, finding no material adverse amenity impact on No. 19 beyond existing, and acceptable visual integration; tipped balance via precedents and existing public overlooking.
Environment Policy 42
Designed to take into account local character and identity. Assessed against varied rear elevations with existing extensions/terraces; works judged not incongruous, preserving key features (frontage, form, heights, remaining chimney stacks) to maintain traditional rhythm without undermining proposed conservation area.
Strategic Policy 1
Make best and efficient use of sites and utilising existing infrastructure. Proposal extends existing dwelling in residential zone without new infrastructure demands.
Strategic Policy 2 - Priority for new development to identified towns and villages
New development directed to towns and villages. Site in Port St Mary town, aligning with policy.
Strategic Policy 4
Protection of built heritage and landscape conservation. Works preserve traditional character in proposed conservation area.
Spatial Policy 5
Promotes good design. Extension matches main ridge height, replicates existing materials/rendering.
Environment Policy 35
Preserve or enhance designated conservation areas. Site in proposed Port St Mary Conservation Area; works do not undermine potential status.
Community Policy 7
Designed to prevent criminal and antisocial behaviour. No issues raised.
Community Policy 10
Implement best practice to reduce fire outbreak/spread. No issues raised.
Community Policy 11
Implement best practice to reduce fire outbreak/spread. No issues raised.
Transport Policy 7
Appendix 7 parking standards. No changes to access/parking; no highway issues.
Infrastructure Policy 5
Methods for water conservation. No changes proposed.
Time limit
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.
no objection
do not oppose subject to conditions (suggest flood mitigation measures at build stage: raised threshold, electrics from above, flood resilient doors)
Department of Infrastructure (DOI) Flood Risk Management Division issued a DNOC (Do not oppose subject to condition(s)) due to the site's tidal flooding risk, recommending flood mitigation measures.
Key concern: area at risk of tidal flooding
Department of Infrastructure (DOI) Flood Risk Management Division
Conditional No ObjectionDNOC; The proposed property is in an area at risk of tidal flooding as identified in the FRA.; Suggest that flood mitigation measures are implemented at the build stage. (raised threshold, electrics from above flood resilient doors etc).
Conditions requested: flood mitigation measures are implemented at the build stage (raised threshold, electrics from above flood resilient doors etc)
