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25/90381/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90381/B Applicant : Mr & Mrs Jayne Sanderson Proposal : Erection of detached gym Site Address : Port E Vullen House Port E Vullen Ramsey Isle Of Man IM7 1AN
Principal Planning Officer: Belinda Fettis Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 12.06.2025 __
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. The detached gym hereby approved shall only be used in association with the main dwelling house "Port E Vullen House" and for purposes incidental to the use of main dwelling house "Port E Vullen House" as a single dwelling, for no commercial or business purposes and only in accordance with the internal layout shown on plan APL 103.
Reason: The application does not propose to create commercial gym and has not been considered as such.
This application has been recommended for approval for the following reason. Due to the design scale and position the proposal accords with General Policy 2 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This decision relates to the following Plans, drawings and detail received on the 9th of April 2025 unless otherwise stated.
o Location plans, drawing no.APL101 Rev.1 o Proposed site plan, drawing no.APL102 Rev.2 (11.06.2025) o Proposed floor and roof plan, drawing no.APL103 o Proposed elevations, drawing no.APL104 Rev.A (11.04.2025) __
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25/90381/B
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
o Garff Commissioners - No Objection
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Officer’s Report
THE SITE 1.1. The application site is within the curtilage of the three storey detached dwellinghouse known as Port E Vullen House, Port E Vullen, in Ramsey. The site is located on Maughold Road close to the junction with Jacks Lane. The dwellinghouse is set back from the road, accessed via a long driveway of around 41m. The dwellinghouse is separated from the road by garden and a detached outbuilding / garage.
1.2. Either side and opposite the site there are detached dwellinghouses of mixed design and scale. The adjacent neighbouring dwellinghouse to the east is positioned nearer to the road with outbuildings at the rear. The adjacent neighbouring dwellinghouse to the west is similarly positioned. The next door but one neighbours in either direction are set back from the road similarly to the application site. Beyond the rear gardens and domestic boundary of all the dwellinghouses is the cliff edge and the sea.
THE PROPOSAL 2.1. The application proposes construction of a detached outdoor dual pitched roofed building domestic use as a gym. The building has 6 openings; 2 pedestrian doors, 3 small windows and one patio door on the rear elevation.
2.2. The building is proposed positioned adjacent to the west elevation of the dwellinghouse set back from the south elevation that faces the road.
2.3. The application is supported by the submission of a written statement and plans detailing the position and dimensions of the proposed building; The details are below.
o Length 8200mm o Depth 3500mm o Height 2960mm to the ridge and 2420mm to the eaves. o Roof overhang of 970mm on the front elevation o Roof overhang of 0159mm on the rear elevation o Tapoco slate tiles on the roof o Aluminium windows in RAL7016 (Anthracite grey) o External wall finish in composite cladding in RAL7016 (Anthracite grey)
PLANNING POLICY
Site Specific 3.1. The site is unaffected by any Public Rights of Way, flood zone or surface water flooding. The site is not in or within the setting of a Conservation Area. There are no Registered Buildings or protected trees within or abutting the site. A public right of way, no.356 passes along the rear boundary between the site and the sea.
3.2. The site lies within an area zoned as "Predominantly Residential" and an "Area of High Landscape or Coastal Value and Scenic Significance" on the 1982 Development Plan,
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3.3. On the Draft Area Plan for the North and West, Map 2 Landscape Assessment the area is identified as being "Coastal Cliffs". On the Draft Proposals Map 3, North the land is identified as being in open countryside because it is not identified within a boundary for development. In addition the Raad ny Foillan Path passes the rear boundary of the site.
3.4. Until the Draft plan is adopted, the 1982 Development Plan is the plan used for assessment.
Strategic Plan 3.5. Taking account of the above, within the adopted Isle of Man Strategic Plan 2016, the following policies are considered relevant in the determination of this application:
3.6. General Policy 2 states that where development is in accordance with the proposals map, the development should meet relevant criteria of the Policy. In respect of this application criteria (b), (c), (g) and (e) are most relevant. (b) respects the site and surroundings in terms of the design. (c) does not affect adversely the character of the landscape or townscape. (g) does not affect adversely the amenity of local residents or the character of the locality. (e) does not affect adversely public views of the sea.
OTHER MATERIAL CONSIDERATIONS 4.1. Residential Design Guide (2021): General design principles and respect of neighbour amenity references back to General Policy 2. 4.2. The Town and Country Planning (Permitted Development Order) 2025, Schedule 1, Part 2 'Development within the Curtilage of a Dwellinghouse, Paragraph 19 Class 15, garden sheds, summer-houses and pergolas, development is permitted within the curtilage of dwelling house provided it meets the conditions (a) to (d) in addition to those specified in Paragraph 15. a) Height must not exceed 2.8 metres above ground level. b) The ground area covered must not exceed 15 square metres. c) No part of the summer house may be nearer to any highway which bounds the curtilage of the dwellinghouse. d) No part of the summer house maybe nearer than one metre to any part of the dwelling house or the curtilage boundary.
4.3 Paragraph 15 of the General Conditions; (2) (c) No more than 50% of the land within the rear curtilage that is not covered by the original dwellinghouse. (2) (d) As a result of the development the dwellinghouse is (i) not left with less than 2 parking spaces or (ii) less parking than existed. (3) For the purposes of (2)(c), (a) the front curtilage is land forward of the principal elevation and (b) the rear curtilage is the remainder of the curtilage of the original dwellinghouse.
PLANNING HISTORY 5.1. Other planning history on the site exists but only those below are considered materially relevant to determine this application. o 21/01363/B - Alterations and extensions to dwelling. Permitted.
o 12/01174/B - Alterations and extensions to dwelling. Permitted.
REPRESENTATIONS 6.1. Copies of representations received can be viewed on the government's website. This report contains summaries only.
6.2. Local authority o Garff Commissioners - no objection (19.05.2025).
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6.3. Statutory Bodies o Highway Services - No comment. o Manx Utilities - No comment.
ASSESSMENT
7.1. Principle 7.2. Within the Strategic Plan Policies development within the curtilage of a domestic property whether alteration, extension or outbuilding is generally acceptable provided it does not result in harm to the character of the host dwellinghouse, the wider setting or residential amenity. 7.3. The key considerations in assessing this application can be categorised as follows. o (7.4) Design and its' impact o (7.5) Impact upon residential amenity o (7.6) Other matters
7.4. Design and impact
7.4.1. The design incorporates several openings, none are on the side elevation facing the neighbouring dwellinghouse (side elevation 2). The largest opening is on the south facing elevation towards the front garden area and side elevation of the existing detached garage.
7.4.2. Due to the position of the proposed outbuilding, it would be seen in limited public views. Persons travelling west on Maughold Road might observe the building between the existing outbuilding and the dwellinghouse. In such views it would not appear out of character with the setting. Similarly where it might be seen in some views from the rear elevation of the neighbouring properties it would be seen in context.
7.4.3. Overall the design is subservient and in keeping with the built forms of this domestic setting.
7.5. Impact on Residential Amenity 7.5.1. The north-east facing rear elevations of the adjacent dwellinghouses to the east and west are positioned around 14 to 18 metres respectively from the front elevation of the host dwellinghouse. There are some cross views but within those views there is vegetation and other buildings.
7.5.2. At the closest point, the outbuilding proposed would be positioned approximately 540mm from the boundary wall with the neighbour to the west; due to the boundary line the distance increases slightly towards the rear of the building. Due to the location, position and design it is unlikely that the proposal would cause undue harm to neighbouring amenity.
7.5.3. Taking account of the design, nearby built forms and separation distances, it is considered that the proposal is unlikely to cause harm to the residential amenity of either neighbour in respect of overlooking, overbearing and loss of light.
7.6. OTHER MATTERS 7.6.1. The proposal is for a private gym within domestic curtilage and could be described as an outbuilding, the same as a garden shed or summerhouse. Therefore it is noted that as a result of the recent adoption of the Town and Country Planning (Permitted Development Order) 2025 the proposal would not be permitted development because the height exceeds (a) and the floor area exceeds (b). Previous planning history suggests that potentially the proposal would not meet general condition (2)(c), however this has not been calculated.
CONCLUSION
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8.1. As a result of the design scale and position within the curtilage the residential development is acceptable in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.
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.
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.
9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal. __
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: 12.06.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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