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25/90277/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90277/B Applicant : Mr James Gallacher Proposal : Replacement of existing utility room with single storey extension to side elevation, and erection of dormer to front elevation Site Address : Rowena Glen Chass Road Glen Chass Port St Mary Isle Of Man IM9 5PN
Planning Officer: Paul Visigah Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 03.07.2025 __
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. Prior to commencement of the development hereby approved, details of all external finishes, including the manufacturer's details, specification and colour of all the materials to be used in the external finish for the approved development shall be submitted to and approved in writing by the Department.
The development shall be carried out strictly in accordance with the approved details and retained as such thereafter.
Reason: To ensure that the development is carried out to the highest standards of materials, in the interests of the appearance of the development and the visual amenities of the area.
This application has been recommended for approval for the following reason. The proposed development represents a proportionate and visually coherent extension to the existing dwelling, incorporating materials and forms that respect the architectural character of the property and its rural setting. The scheme successfully integrates a modest side extension and a well-positioned dormer within the existing residential curtilage, without introducing harm to the surrounding landscape. It responds appropriately to local design cues and maintains the privacy and amenity of neighbouring properties. Accordingly, the proposal complies with Housing Policy 16, General Policy 2, Strategic Policy 5, and the guidance set out in the Residential Design Guide (2021).
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25/90277/B
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Plans/Drawings/Information;
This approval relates to the documents and plans received 14 April 2025, and 29 May 2025.
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: o Arbory and Rushen Parish Commissioners - as they have no objections. o Highway Services (DOI) - as they have no objections.
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Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of an existing detached dwelling situated on the western side of Glen Chass which links Howe Road with Fistard Road in the south of the Island. The property is single storey with additional space in the roof.
1.2 The existing dwelling is finished painted render with roof finished in grey slate tiles, whilst also featuring UPVC casement windows. The font boundary of the property is enclosed in low boundary stone walls.
1.3 The immediate street scene along Glen Chass has both pitched and flat roofed dormers on the front and rear elevations of the dwellings, with the dormers coming in various proportions, although most are proportionate to the scale of the roof plane.
1.4 The application property is bounded by The Barn to the northwest, Innisfallen to the northeast, agricultural field and Briarwood to the south, while the site directly overlooks agricultural fields to the east (front elevation). The existing mature hedging does not allow ground floor views to Briarwood to the south, and mature landscaping and trees sits on the boundary with The Barn and Innisfallen.
2.0 THE PROPOSAL 2.1 Planning approval is sought for Replacement of existing utility room with single storey extension to side elevation, and erection of dormer to front elevation.
2.2 The existing flat roofed extension to the side elevation (measuring 2.3m x 1.2m) which serves the utility room would be removed and replaced with a new pitch roofed extension measuring 4.5m x 2.6m. The new extension would be 4.9m tall from the ground level to the top of its roof ridge (3.1m to the eaves) and be set about 1.4m lower than the main roof ridge.
2.3 A new flat roofed dormer would be erected on the front roof plane of the dwelling. The new dormer would be 9m wide, 2.4m tall, and be set about 440mm away from both gables of the dwelling. Two new casement windows 2.2m x 1.2m would be installed on this new dormer.
2.4 Th proposed side extension would be finished externally in painted render similar to the external finish of the main dwelling, while the dormer walls will be finished in dark grey coloured weatherboard. The roof of the side extension would be finished in dark grey slate tiles. All the doors and windows would be UPVC units.
3.0 PLANNING POLICY 3.1 Site Specific:
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25/90277/B
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3.1.1 The site lies within an area designated not designated for development on the Area Plan for the South 2013, and the site is not within a Conservation Area. The site is not within an area that is prone to flood risks or a Registered tree area and there are no registered trees on the site.
3.2 National: STRATEGIC PLAN (2016) 3.2.1 The Strategic Plan stipulates a general presumption against development in areas which are not designated for a particular purpose and where the protection of the countryside is of paramount importance (EP 1 and GP3). Given that there is an existing dwelling on the site, it is relevant to consider Housing Policy 16 which makes provision for extensions to non-traditional properties in the countryside.
3.2.2 Relevant Strategic Plan Policies: 1. General Policy 3 - Sets out exceptions to development in the countryside. 2. General Policy 2 - General Development Considerations. 3. Environment Policy 1 - Protection of the countryside and inherent ecology. 4. Strategic Policy 1 - Efficient use of land and resources. 5. Strategic Policy 2 - Priority for new development to identified towns and villages. 6. Strategic Policy 5 - Design and visual impact 7. Spatial Policy 5 - Development in the countryside will only be permitted in accordance with General Policy 3. 8. Housing Policy 16 - The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public. 9. Paragraph 8.12.2 states: "Extensions to properties in the countryside As there is a general policy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property."
4.0 OTHER MATERIAL CONSIDERATIONS 4.1 Residential Design Guide (2021) 4.2.1 This document 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 properties and sustainable methods of construction. Section 3.1 deals with Local Distinctiveness, 4.0 on Householder Extensions, while Section 7.0 deals with Impact on Neighbouring Properties.
5.0 PLANNING HISTORY 5.1 Approval was recently granted under PA 22/01248/B for Erection of replacement chimney stack and associated works (retrospective). This was approved in November 2022.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 DOI Highway Services has no interest (17.04.2025).
6.2 Arbory and Rushen Parish Commissioners support the application (30.05.2025)
6.3 No comments have been received from neighbouring properties.
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7.0 ASSESSMENT 7.1 The fundamental issues to consider in the assessment this application are: 1. The visual impact of the proposed development on the existing dwelling and wider surroundings (HP 16, GP 2, GP 3 & STP 5); and 2. Potential Impacts on Neighbouring amenity (GP2 and RDG 2021).
7.2 DESIGN AND VISUAL IMPACT 7.2.1 The design approach to the proposed extension and dormer has been guided by Housing Policy 16, which permits alterations to non-traditional countryside dwellings only where such proposals do not intensify their visual impact or detract from the surrounding landscape. In this case, the site benefits from a modest residential curtilage framed by mature landscaping and a well-established residential pattern along Glen Chass, characterised by varied roof forms, with dormers on many front and rear roof planes. These contextual features contribute to the site's capacity to accommodate sensitively scaled development.
7.2.2 The proposed side extension replaces a small flat-roofed structure with a slightly larger, pitched-roof addition positioned discreetly on the dwelling's southern elevation. While increasing the overall footprint, its proportions have been carefully moderated: the ridge sits approximately 1.4m lower than the main roofline, and the form adopts a sympathetic angle that mimics the pitch of the existing roof. Use of painted render and slate tiles, mirroring the host dwelling, supports a cohesive appearance, while existing boundary vegetation offers visual containment when viewed from public or neighbouring vantage points.
7.2.3 While the proposed dormer spans a considerable 9 metres, approaching the full width of the roof plane, its design has been informed by the guidance in Section 4.10 of the Residential Design Guide (2021). This guidance cautions against overly long flat-roofed dormers due to their potential to disrupt traditional roof profiles. However, it also notes that such features can be appropriate where the dwelling is of a more modern style, such as 1960s/70s bungalows, or where flat-roof dormers are a defining characteristic of the local area. The application property aligns with this typology, both in age and in its non-traditional form, and the wider Glen Chass streetscape includes numerous examples of similar dormers, particularly on the front elevation. Crucially, the dormer is not positioned flush to the ridge or gables; it sits around 650mm below the roof apex and is inset 440mm from both ends, establishing a clear visual margin around the structure. Its centralised placement reinforces the building's symmetry, while the dark grey weatherboarding and low-profile roof allow the dormer to recede visually into the upper façade. Though its length is acknowledged as a departure from ideal proportion standards, its execution respects the hierarchy of the roof structure and avoids the bulkiness typically associated with inappropriate dormer extensions. As such, it complies with the overarching intent of Housing Policy 16 and aligns with Strategic Policy 5 and General Policy 2 by preserving the character and appearance of the dwelling and its setting.
7.2.4 Dormer windows are a recurring feature along Glen Chass, where a mix of proportions, roof profiles, and placements contribute to a varied yet coherent roofscape. Within this context, the proposed dormer, though broad, is consistent with the existing architectural language and does not appear out of keeping. Its subdued materials, proportional placement, and containment within the roof plane support a respectful addition to the streetscape. Moreover, the combined form of the dormer and side extension does not disturb established skyline rhythms or introduce discordant features, thereby preserving the character of the area in line with Strategic Policy 5 and Environment Policy 1.
7.3 IMPACT ON NEIGHBOURS 7.3.1 The proposed development has been assessed for its impact on residential amenity in accordance with General Policy 2(g) and the Residential Design Guide (2021). The side extension contains a single window positioned on its front elevation, which faces the public highway and open agricultural land to the east. This orientation eliminates the possibility of
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overlooking towards adjoining dwellings. Similarly, the front dormer, while containing habitable room windows, also faces east toward the road and open fields, rather than neighbouring gardens or private living spaces. In this setting, no overlooking or loss of privacy is anticipated as a result of the proposal.
7.3.2 The side extension would reduce the separation distance between the application property and Briarwood from approximately 5.6m to just under 3m. While this represents a notable reduction in spacing, the extension remains single-storey in height with a pitched roof, measuring 4.9m to the ridge and 3.1m to the eaves. Positioned to the north of Briarwood, it avoids the critical sun path described in Sections 7.3.2 and 7.3.3 of the RDG (2021), which identifies the risk of overshadowing as more acute when development lies to the south. As such, any shading resulting from the extension would fall within the applicant's own curtilage and would not significantly affect Briarwood's private garden or habitable rooms. Similarly, while the extension would be closer to the boundary, its low height, roof form sloping away from the neighbouring plot, and retention of existing landscaping minimise any perception of overbearing bulk. The development avoids obstructing key outlooks or enclosing primary windows and is not considered to adversely impact the comfort or amenity of residents at Briarwood in a manner contrary to Sections 7.4.1 to 7.4.4 of the Design Guide. No changes elsewhere on site give rise to concerns regarding overbearing or overshadowing effects.
7.3.3 In summary, the proposed development has been sensitively designed to safeguard the privacy, daylight, and outlook of neighbouring properties. The orientation of built elements, the location of new fenestration, and the retention of substantial landscape screening collectively ensure there is no significant harm to adjacent amenity. The development responds appropriately to its context, particularly in regard to its proximity to Briarwood, and complies with the standards set out in General Policy 2(g) and the amenity-focused principles of the Residential Design Guide (2021). The result is a proportionate and site-responsive scheme that preserves residential amenity within this established rural setting.
8.0 CONCLUSION 8.1 The proposed side extension and dormer represent a proportionate and contextually appropriate enhancement to the dwelling, responding sensitively to the site's existing character and architectural surroundings along Glen Chass. The design reflects prevailing built form, including front-facing dormers of varying styles, and incorporates materials that maintain visual continuity with the existing property. Despite the dormer's width, its positioning and subdued detailing ensure it remains visually subordinate. Impacts on residential amenity have been carefully assessed, with no significant harm arising in relation to privacy, overshadowing, or outlook, particularly in respect of Briarwood. As such, the proposal is considered acceptable against the relevant provisions of Housing Policy 16, General Policy 2, and the Residential Design Guide (2021).
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 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).
9.2 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.
9.3 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.
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9.4 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: 03.07.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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