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25/90105/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90105/B Applicant : Mr Nick Woolard Proposal : Erection of front porch and 2 first floor dormers to front elevation; replacement of roof and addition of rooflights; replacement of conservatory with porch to rear elevation; replacement render; installation of flue for wood burner. Site Address : Rivelin 9 Kallow Point Road Port St Mary Isle Of Man IM9 5EJ
Planning Officer: Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 03.03.2025 __
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 and Environment Policy 22 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 30th January 2025; o Drawing No. 2411-PL-01 o Drawing No. 2411-PL-02 o Drawing No. 2411-PL-03 o Planning Statement __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No objection
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25/90105/B Page 2 of 4
Officer’s Report
THE APPLICATION SITE 1.1 The application site is within the residential curtilage of "Rivelin," 9 Kallow Point Road, Port St Mary which is a detached dormer bungalow with rooms in the attic situated to the South of Kallow Point Road cul-de-sac.
1.2 The general streetview of Kallow Point Road is of detached bungalows with rooms in the roofspace either via rooms in the attic or via dormer windows.
THE PROPOSAL 2.1 The current planning application seeks approval for several alterations to the main dwelling including but not limited to the following;
PLANNING HISTORY 3.1 There are no previous applications which are relevant in the assessment of this application.
PLANNING POLICY 4.1 SITE SPECIFIC 4.1.1 The site lies within an area zoned as "Predominantly Residential" on the Area Plan for the East, Map 7 - Port St Mary/ Port Erin. The site is not within a Conservation Area nor a Flood Risk Zone.
4.2 ISLE OF MAN STRATEGIC PLAN 2016 4.2.1 The Isle of Man Strategic Plan 2016 contains the following policies considered materially relevant to the assessment; o Strategic Policies 3 & 5 - promote good design and use of local materials and character o General Policy 2 (b)(c)(g) - general standards towards acceptable development, character and appearance and neighbouring amenity. o Paragraph 8.12.1 - supports principle of extensions and alterations in built up areas not controlled by Conservation Area nor Registered Building policies o Environment Policy 22 - sets out prevention of unacceptable harm to the environment and/or the amenity of neighbouring properties. o Environment Policy 42 - promotes development take into account the particular character and identity of the environment.
4.3 RESIDENTIAL DESIGN GUIDANCE 4.3.1 The Residential Design Guide (July 2021) contains the following guidance also considered materially relevant: o Section 5 Architectural Details o Section 7 Impact on Neighbouring Properties
REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summary;
5.1 DOI Highway Services have considered the application and they have no Highways Interest. (03.02.25)
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25/90105/B Page 3 of 4
5.2 No comments have been received from Port St Mary Commissioners at the time of writing this report. (03.03.25)
5.3 Environmental Health have considered the application and state they have no objection. (07.02.25)
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
6.2 CHARACTER AND APPEARANCE 6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
6.2.2 In the case of this application, when looking at the surrounding streetscene, dormers are seen, as stated within section 1 of this report. Whilst the proposed dormers will be introducing a larger built form to the upper half of the dwelling, they are considered to be subordinate to the main roof and considered moderate and suitable for the application dwelling without appearing top heavy.
6.2.3 When looking at the proposed flue situated to the front of the dwelling, due to where the proposed flue is situated within the front of the property, it will be very seen within the overall streetscene, whilst this is the case, flues are not an unusual feature within residential properties and are becoming popular even within recently built properties such as the application site. As such given that the proposed flue should not have a significant visual impact upon the overall streetscene, given its size, it is considered that the proposal would be an appropriate form of development within the streetscene and to the individual property.
6.2.4 The other elements of the proposal are judged to be unobjectionable.
6.3 IMPACT ON NEIGHBOURS 6.3.1 Turning towards whether the proposal would have an impact upon the amenity of the neighbouring properties. Given that the front elevation of the property faces onto a golf course, that there are no new windows and that the rear extension is not making any neighbouring amenity worse, the application is deemed acceptable from this point of view.
6.4 OTHER MATTERS 6.4.1 The proposal as a whole is not expected to create any changes or new issues in respect of criminal activity or spread of fire. Whilst the dormers will be adding additional roof space which will increase the surface area of the dwelling, any water run off will be dealt with as per the existing arrangement of the main dwelling. The proposed extension will not increase water usage of the dwelling and so there are no new issues in this respect.
CONCLUSION 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 and Environment Policy 22 of the Isle of Man Strategic Plan 2016 and the principles of the RDG and as such the planning application is recommended for approval.
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).
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25/90105/B Page 4 of 4
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.
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I can confirm that this decision has been made by the Head of Development Management 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 : 03.03.2025
Determining Officer Signed : S BUTLER
Stephen Butler
Head of Development Management
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