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25/90107/B Page 1 of 7
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90107/B Applicant : Mr & Mrs Gresswell-Wilkins Proposal : Extensions and alterations to existing residential dwelling, installation of PV solar panels, landscaping work and erection of garden shed, gym and sauna Site Address : Thie Ny Marrey 8 Perwick Road Port St. Mary Isle Of Man IM9 5PA
Planning Officer: Hamish Laird Photo Taken : 19.04.2023 Site Visit : 19.04.2023 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 02.04.2025 __
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. Overall, it is considered that the proposed development would result in an acceptable visual impact on the character of the site and surroundings, and one which would not give rise to any undue harm to the residential amenity of the occupants of adjoining, nearby or properties. This would accord with the provisions of Policies GEN2 and ENV22 iii) in the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to the following drawings and documents date stamped and received 30 January, 2025, unless otherwise stated:
Drawing No. 24-132-08 Rev. A - Site Location Plan; Drawing No. 24-132-05 Rev. A - Proposed Site Layout Plan; Drawing No. No. 24-132-02 Rev. B - Proposed Elevations; Drawing No. No. 24-132-03 Rev. A - Proposed Floor Plans; Drawing No. 24-132-06 Rev. A - Proposed Shed, Gym and Sauna Floor Plans and Elevations; Drawing No. 24-132-07 Rev. B - Proposed left side, right side and front site boundary elevations; Drawing No. 24-132-10 rev. A - Proposed Roof Plans; Proposed Air Source Heat Pump details;
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
Department of Infrastructure Highways Services - No objection.
Port St. Mary Commissioners - No objection. __
Officer’s Report
THE SITE 1.1 The application site comprises the curtilage of 8, Perwick Road which sits on the south-east side of the road with a rear view across Port St Mary Golf Course towards Clifton Road in the distance to the south east, and the sea. It has a site area of approx. 825m2 (0.08ha). The existing property is a bungalow with a footprint area of approx. 323m2 with integral garage with access onto Perwick Road which is in a reasonable state of repair, however, it appears not to have been occupied for some time. The bungalow has terracotta painted rendered walls under a shallow-pitched roof of Double Roman dark brown tiles, with a complimentary, subservient, rear wing attached. It has white fascia boards, guttering and rainwater goods, and large picture windows plus full height sliding patio doors in its rear elevation opening out onto the rear garden area. Its front roadside boundary is marked by a low, Manx stone, wall. The land level falls gently downhill from the road carriageway to the rear where the site adjoins the golf course with an overall level change of around 4.5m from road, which is a Local Authority owned low stone wall, to the south-east boundary. This change in levels is similarly reflected for the other dwellings (1-10) along this side of Perwick Road.
1.2 The streetscene is quite varied on the southern side of Perwick Road with a number of dwellings having been rebuilt and altered and thus having slightly different roof heights and form to their neighbours. There is no unifying building style in the street, and most buildings are of typical 1970's suburban design. The neighbouring dwelling to the south-east at No. 10 Perwick Road, is set some distance away from No. 8 with its side garden between the two dwellings acting as a separate, albeit undeveloped, plot. The streetscene on the other side of the road is similarly varied, although with more uniform with distinctive gable projecting bungalows prevailing closer to the junction of Perwick Road with Fistard Road.
The Proposal 2.1 The full planning application proposes "Extensions and alterations to existing residential dwelling, installation of PV solar panels, landscaping work and erection of garden shed, gym and sauna the erection of a single storey, rear extension". This latter element would measure approx. 8.5m deep x 9.6m wide x 2.9m high to the eaves of its flat roof. The proposed materials are slate, zinc/metal, brick, stone or similar, which are regularly used building materials in the street. The extension would provide a lounge and music room closest to the dwelling, and a new full width kitchen to the rear. It would have 2 sets of full-height 3 casement window/glass doors in the west facing side elevation serving the kitchen and lounge and the same 2 No. full-height window/sliding door arrangement in the rear elevation overlooking the golf course with an outlook towards the sea. The music room is served by a fixed window casement looking towards the proposed new 1.8m high timber fence on the boundary screening the neighbouring dwelling at No. 7 Perwick Road.
2.2 A new flat roofed, front extension to the garage projecting outward by approx. 1.0m to provide a 6.0m internal depth garage space; and a separate, free-standing new garden shed of flat roofed timber construction under a zinc metal seam roof with a floor area measuring 2.0m x 3.0m, x 2.56m high is proposed to be erected to the front and north-west of the dwelling on
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the plot set in by approx. 1.5m from the roadside boundary. A 1.0m high Manx Stone wall is proposed to be erected across the front roadside site boundary expect for the existing access serving the site.
2.3 Two further outbuildings are proposed to be provided in the existing rear garden area. These are:
o A gym - same wooden construction under a zinc metal seam roof as the garden shed 3.5m wide x 4.0m deep x 2.86m high. It would have a pair of full-height outward opening glazed doors in the elevation facing west looking towards the proposed sauna, and high level windows in each of the side elevations facing the host dwelling and the sea, with no windows facing No. 7.
o A sauna - same wooden construction under a zinc metal seam roof as the garden shed and gym 2.0m wide x 2.0m deep x 2.86m high. It would have a pair of full-height outward opening glazed doors in the elevation facing east looking directly towards the proposed gym. It would contain no other windows.
o Wooden, vertical slat, close-boarded fencing is proposed to be erected up to maximum height of 1.8m above existing ground level along both side boundaries.
o Wooden decking is proposed to be installed in the rear garden area around the new rear extension with a staircase down to the lower area where the new gym, sauna and fire-pit area and seating are proposed to be sited.
o An air source heat pump is proposed to be sited in the front garden area close to the existing garage door opening.
2.4 The proposals also involve the remodelling of the interior of the dwelling to reflect the applicants wish to incorporate some of the features that were previously proposed by the replacement dwelling permission - which would not now be built. These internal alterations do not by themselves require a specific planning permission.
2.4 The proposals also involve the remodelling of the interior of the dwelling to reflect the applicants wish to incorporate some of the features that were previously proposed by the replacement dwelling permission - which would not now be built. These internal alterations do not by themselves require a specific planning permission.
3.0 PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South as Predominantly Residential. The site is not within a Conservation Area or flood risk area. The site is also not within a Registered Tree Area, and there are no protected trees on site. As such, the following parts of the Strategic Plan are considered relevant:
3.2 The site lies within an area designated for residential use on the Area Plan for the South (2013). As such, there is a presumption in favour of residential development here, subject to the general standards of development as set out in General Policy 2 as follows: "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: (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; (g) does not affect adversely the amenity of local residents or the character of the locality;
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(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. (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (n) is designed having due regard to best practice in reducing energy consumption. "
3.3 Paragraph 7.34: Existing Settlements 7.34.1 Every settlement in the Island has its own individual character and identity which needs to be conserved and enhanced. If such characteristics and qualities are not to be lost, any new development must be appropriate to the locale in terms of scale, siting, design, relationship with other buildings and land uses. Area Plans should identify important spaces within settlements, whether in the form of village greens, squares or areas which simply add to the attractiveness and interest of particular areas which have positive amenity value. It is important to the attractiveness and individuality of centres that over intensive development is avoided as well as the gradual merging of towns and villages in order to preserve a sense of identity and sense of place. In terms of existing settlements, in both rural and urban areas, new development will be expected to follow the following design principles. Development will need to:
i. be of a high standard of design, taking into account form, scale, materials and siting of new buildings and structures; ii. be accompanied by a high standard of landscaping in terms of design and layout, where appropriate; iii. protect the character and amenity of the locality and provide adequate amenity standards itself; iv. respect local styles; and v. provide a safe and secure environment.
3.4 Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are Environment Policy 22 relating to the impacts of new development upon residential amenity.
4.00 PLANNING HISTORY 4.1 Planning Application Ref: 23/00342/B Erection of a replacement dwelling with integral garage, associated landscaping and adjustment of the vehicular entrance on the adjoining side garden at Thie Ny Marrey, 8 Perwick Road - Approved - 5/9/2023.
4.2 NB - Planning Application Ref: 23/00470/B Erection of a dwelling with integrated garage, PV panels and heat pump at 9 Perwick Road, Port St. Mary (Site immediately to the west of the application dwelling at No. 8) - Approved - 5/9/2023.
4.3 Both application Refs: 23/00342/B and 23/00470/B were considered at the same Meeting of the Planning Committee on 4/9/2023.
4.4 Planning Application Ref: 18/00860/B - for alterations and extension to property, and creation of terrace at No. 7 Perwick Road was granted on 22/11/2018. The planning permission has not been implemented, and expired on 21/11/2022. No further applications for No. 7 have been submitted. This mainly involved the removal of the existing conservatory and the addition of a lower ground floor level extension to provide a study and bedroom 4, with balcony/sitting out area above on flat roof; rear ground floor dining room extension at level of balcony; remodelling of the elevations, a new front porch and replacement of the two garage doors with a double up-and-over garage door.
5.00 REPRESENTATIONS
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5.1 Port St. Mary Commissioners raises 'no objections' (4/3/2025).
5.2 Highway Services (12/2/2025) - "25/90107/B - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking, however the front boundary wall should be no higher than 0.6m in height for access visibility reasons due to the steep driveway - this should be shown on a revised plan or conditioned on permission."
NEIGHBOURS REPRESENTATIONS 5.3 No neighbour representations had been received at the Report Drafting stage. (27/3/2025)
ASSESSMENT 6.1 The issues in this case are whether the proposed extension to the rear of the dwelling and the new shed, gym and sauna building plus fencing around the site and provision of an air source heat pump to the front of the garage would in terms of their size, scale, massing, plot coverage and overall architecture be suitable for this site in terms of the impact they would have on the character of the streetscene and the site's surroundings. In addition, consideration should be given to whether it would have an acceptable impact on the living conditions of those in neighbouring and nearby dwellings (including that proposed by application Ref: 23/00470/B) for the adjoining plot to the side of No. 10 Perwick Road; and, finally whether the proposed changes to vehicular access would be satisfactory in terms of highway safety.
6.2 The site benefits from an extant planning permission for the replacement of the existing dwelling by a contemporary, modern dwelling over 3 floors reflecting the changing land level as the site slopes downwards from the roadside boundary towards the rear boundary with the adjoining golf course. The proposed single storey, rear extension reflects the siting, extent, position and scale of the rear elements of the previously approved replacement dwelling. It would also be lower than the previously approved dwelling with less of a visual impact on the character of the site and surroundings, or on any adjoining neighbours residential amenities including those of occupants of the dwelling approved at No. 10 (PA 23/00470/B) but not as yet, constructed.
6.3 The proposal to site a new garden shed in the front garden area with the structure being of flat roofed timber construction under a zinc metal seam roof measuring 2.0m x 3.0m x 2.56m high, is considered to be acceptable on visual grounds given that it would be a relatively small structure in materials complimentary to the style, and design of the proposed refurbishment of the existing dwelling. It is considered that it would not adversely impact on the residential amenities any adjoining neighbours including those of occupants of the dwelling approved at No. 10 (PA 23/00470/B) but not as yet, constructed. The proposed air source heat pump (ASHP) to be sited close to and in front of the garage door would not give rise to any adverse visual impacts on the character of the locality, or adversely impact on neighbours' amenities given that it is a domestic scale ASHP that would reasonably be expected to be used in a residential area.
6.4 The proposals to erect a 3.5m wide x 4.0m deep x 2.86m high gym; and 2.0m wide x 2.0m deep x 2.86m high sauna in the rear garden directly facing each other ware considered to be acceptable in terms of both their visual impacts (screened by 1.8m high wooden close-boarded boundary fencing around the sides of the rear garden area, and with their main aspects facing each other and high level windows in each of the side elevations of the gym facing the host dwelling and the sea, with no windows facing No. 7, neighbours residential amenities including those of occupants of the dwelling approved at No. 10 (PA 23/00470/B) would similarly be protected to an acceptable degree.
6.5 The elements of the proposals involving the installation of the 1.0m high Manx Stone wall across the front roadside site boundary; the wooden decking proposed to be installed in the rear garden area around the new rear extension with a staircase down to the lower area where
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the new gym, sauna and fire-pit area and seating are proposed to be sited; and, the erection of wooden, vertical slat, close-boarded, fencing up to maximum height of 1.8m above existing ground level along both side boundaries of the site are considered to be acceptable in both visual and neighbour amenity impacts.
6.6 Overall, it is considered that the proposed development would result in an acceptable visual impact on the character of the site and surroundings, and one which would not give rise to any undue harm to the residential amenities of occupants of adjoining, nearby or properties. This would accord with the provisions of Policies GEN2 and ENV22 iii) in the Isle of Man Strategic Plan 2016.
7.0 RECOMMENDATION 7.1 Approve.
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.
It is recommended that the following person should be given the right of appeal because they live within 20.0m of the site boundary (attached neighbouring dwelling) and whilst not objecting, have raised planning related issues: Occupants of 10 Ash Grove, Ramsey, IM8 3HT.
It is recommended that the following organisations should NOT be given the Right to Appeal:
Department of Infrastructure Highways Services - No objection.
Port St. Mary Commissioners - No objection.
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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.
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Decision Made : Permitted
Date: 02.04.2025
Determining Officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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