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25/90742/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90742/B Applicant : Maxine Shelley Elaine Griffiths Proposal : Removal of existing doorway and steps and installation of extraction fan to side elevation Site Address : 6 Orchid Close Douglas Isle Of Man IM2 7EN
Planning Officer: Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 01.10.2025 __
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. It is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016, as such the planning application is recommended for approval.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 2nd September 2025; o Site Plan o Location Plan o Existing and Proposed Plans o Existing Plan View o Photos of existing property o Aspect Joinery quote
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25/90742/B
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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 6 Orchid Close, Douglas which is a semi detached dwelling situated to the Northern side of the Orchid Close Cul-de-Sac, which is situated within the wider estate of Governors Hill.
PROPOSAL 2.1 The current application proposes the removal of the existing side door to the North West of the property, blocking up the gap and removal of the stairs below. The proposal also includes an extractor for the kitchen cooker.
PLANNING POLICY 3.1 The site lies within an area zoned as "Predominantly Residential" on the Area Plan for the East, Map 6 - Onchan. The property is not within a Conservation Area nor 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.
PLANNING HISTORY 4.1 There are no previous applications which are relevant to the assessment of this application.
REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summery;
5.2 Douglas City Council have considered the proposal and state, "No Objections." (15.08.25)
5.3 The following consultees were consulted on the 3rd September 2025, of which no response has been received at the time of writing this report;
ASSESSMENT 6.1 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.
6.2 The majority of the properties within the Orchid Close cul-de-sac do not have the side door as seen on No. 6 Orchid Close, as such whilst the proposed works are within a pubic vantage point, they will be in keeping with the overall streetscene and will not impact the dwelling as a whole.
6.3 Due to where the proposed works are situated and that it is the removal of a door, the works are deemed not to increase any impact to neighbouring amenity and deemed acceptable.
6.4 The proposed extractor is domestic is size and appearance and as such will not impact the overall streetscene nor neighbouring amenity.
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25/90742/B
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CONCLUSION 7.1 For the above reasons the proposed removal of the door is unlikely to have a negative impact on the visual amenity of the streetscene, and do not have an impact upon neighbouring amenity, as such the proposal is deemed to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable.
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 · in the case of a petition, a single representative.
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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: 01.10.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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