Officer Report

Application No.: 25/90293/B Applicant: Mr Mark McCarroll Proposal: Replacement of single skin garage with two story extension to the south elevation Site Address: Airedale Droghadfayle Road Port Erin Isle Of Man IM9 6EE Senior Planning Officer: Jason Singleton Photo Taken: 20.05.2025 Site Visit: 20.05.2025 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.06.2025 _________________________________________________________________

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.

• C 2. For the avoidance of doubt the existing tree and hedgerow along the southern boundary of the site shall be retained. In the event that tree and hedgerow become damaged or otherwise defective during such period, the Department shall be notified as soon as reasonably practicable and remedial planting action plan, agreed in writing and implemented.

Reason: to ensure the continuity of amenity afforded by existing landscaping and to reduce the visuals impact of the extension.

This application has been recommended for approval for the following reason. The proposal two storey side extension would comply with General Policy 2 of the Isle Of Man Strategic Plan 2016 and Residential Design Guide 2021.

Plans/Drawings/Information; This decision relates to amended drawings received on 3 June 2025, referenced 105-A, 106-A _________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection

Port Erin Commissioners - No Objection

_________________________________________________________________ Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential curtilage of an existing dwelling situated on the corner of Erin Way and Droghadfayle Road. The property is characterised as a two storey semi-detached, Victorian styled dwelling with projecting two storey bay windows and dormer accommodation in the roof space. To the side (south) is an attached flat roof garage with parking to the front accessed from Droghadfayle Road. The garage measurers a footprint of

• 3.8m wide across the front and 5.3m long running along the side of the dwelling house.

2.0 THE PROPOSAL - 2.1 Proposed is the demolition of existing attached flat roof garage and replaced over its footprint with the erection of a two story extension attached to the house. The proposed extension would measure a footprint of 4.23m x 8.59m and would provide on the ground floor a living room and dining room, and on the first floor a large bedroom and en-suite, walk in wardrobe and ensuite to an adjacent bathroom. The two storey extension would feature a pitched tiled roof to match the roof orientation of the dwelling house and be approx. 8.4m high to the ridge. - 2.2 The front elevation would feature two portrait windows per floor and to the rear, except the ground floor rear would have a centrally positioned bi-fold patio door. To the side elevation are two further windows above each other towards the rear elevation.

3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is within an area recognised as being predominantly residential use under the Area Plan for the South. The site is not within an area identified as being at flood risk or within a designated conservation are. However it does sit opposite (other side of the road) the eastern end of the Proposed Port Erin Conservation Area. - 3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 3.3 General Policy 2 (GP2) (in part) (b), (d), (g) (h) (i) relating to character of area, building, satisfactory amenity standards, road safety and all necessary services. - 3.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." - 3.5 Residential Design Guidance provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.

- 4.0 PLANNING HISTORY

4.1 02/00334/B - Extension to rear of dwelling to replace existing lean-to extension. Approved. - 5.0 REPRESENTATIONS

5.1 Port Erin Commissioners (11/04/25) No Objection; "The Board of Port Erin Commissioners considered the above application at its meeting held on Tuesday 8th April 2025 and resolved to support the proposal".

5.2 Highways Services commented (26/03/25) No objection; "HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as suitable parking would be retained on-site if the proposals were delivered". - 6.0 ASSESSMENT The fundamental issues to consider in the assessment of this planning application are;

• - Principle of development
• - Design and visual impact
• - Impact upon neighbouring amenity
• - Highway Safety and Parking

PRINCIPLE

6.1 The site falls within the settlement boundary of Port Erin and an area zoned for residential development, where there is a general presumption in favour of extensions to existing properties provided such development would not have an adverse impact on either adjacent properties or the surrounding area in general.

6.2 The principle of a extending at the side (south) in lieu of an existing garage could be an acceptable form of development for increasing the floor area with the defined residential curtilage and the principle would accord with Stp2 and Sp2. DESIGN AND VISUAL IMPACT

6.3 The current garage being flat roofed, is relatively inconspicuous within the street scene, partially with it being single storey and given the height of the boundary hedge along Erin way conceals the side and rear elevations with only the upper proportions of the flat roof being visible. The character of the area here are relatively open fronts with dwellings set back from the edge of the highway. - 6.4 The proposed extension to the side of the dwelling would be introducing a larger built form to this elevation when compared to the garage and would be sited closer to the highway of Erin Way and would run the full length of the original dwelling (approx. 8.6m). The extension at the side would still remain approx. 1.5m from the edge of the boundary wall and approx. 1.0m from its mature hedging. For reference, the proposal would only be 500mm wider than the existing garage and the applicant has confirmed by email (03/06/25); "We have discussed with him reducing the width by 500mm to give more growth area to the tree by creating a much wider foot path down the side. We also confirm that we intend to keep the tree and hedge which is a feature of our property and is very good for wildlife and privacy". - 6.5 In terms of size and scale the proposal would be would be seen to be a proportional extension to the original ground floor area of the dwelling house and the general appearance (fenestration and level of finish) would seek to match that of the existing dwelling and helps with the visual impact. The stepped front elevation back from the existing building line, the lower ridge height from the main roof height and its reduced width across the front elevation all help to ensure the extension is read as subservient to the main dwelling house. - 6.6 These design attributes help the visual amenity to remain subordinate to the dwelling house and designed to serve that specific purpose for a household extension with the general fenestration being in keeping throughout the existing character and would not be considered to have an overly dominant presence on the street scene. Especially when viewed from the front and from within the conservation area or side (not in the conservation area) will not detrimentally affect those important views of the Conservation Area. - 6.7 These aspects of development are deemed to be an acceptable form of development that complies with those sections of General Policy 2(b) & (c), Ep36 and the RDG 2021.

• NEIGHBOURING AMENITY
• 6.8 When considering whether there would be any adverse impact upon any of the neighbouring properties, specifically those to the side and front. On balance it is not judged to cause harm in terms of loss of light or overbearing impact to the enjoyment of the main dwelling house or is it considered to harm the neighbouring amenity. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g). HIGHWAY SAFETY AND PARKING
• 6.9 The proposed loss of the existing garage would remove the ability for either the storage of a vehicle, however given its existing size would not necessarily accommodate a modern sized vehicle in terms of width. It is further noted the proposals would retain the parking of two cars off the highway and within the residential curtilage and takes into consideration visibility splays and highway safety for all users with clear visibility splays.
• 6.10 In this instance it is noted Highway Services does not object. On balance, the support on this application from highways services and the level of information on drawings ensures the proposal would comply with GP 2 (h&i) of the Strategic Plan.

- 7.0 CONCLUSION

7.1 The proposed application is an acceptable form of development for a house hold extension and in terms of its size and design would not have a harmful visual impact and would comply with General Policy 2 of the Isle of Man Strategic Plan (2016). The application is therefore recommended for approval. - 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. _____________________________________________________________________________________________________

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: 11.06.2025 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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