Loading document...
==== PAGE 1 ====
25/90355/B
Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90355/B Applicant : Mr Simon Black-Kay Proposal : Erection of link extension; replacement of window with patio door to south elevation (retrospective) Site Address : Nirvana Ramsey Road Laxey Isle Of Man IM4 7PY
Planning Officer: Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 29.05.2025 __
Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
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 Transport Policy 3 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 1st April 2025; o Drawing No. 2205-PL-0001 o Drawing No. 2205-PL-0002 o Drawing No. 2205-PL-0003 o Covering Letter o Photographs of the site
__
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No objection Garff Commissioners - No objection __
Officer’s Report
==== PAGE 2 ====
25/90355/B
Page 2 of 4
THE APPLICATION SITE 1.1 The site is within the residential curtilage of "Nirvana," Ramsey Road, Laxey which is a detached bungalow situated to the South West of Ramsey Road. The property is accessed via a driveway which ends at a two storey garage, and the rear garden ends with the MER.
1.2 Due to the elevation of the plot, the main Ramsey Road is at a higher elevation than the main dwelling and the main dwelling is at a higher elevation that the MER track.
THE PROPOSAL 2.1 The current planning application seeks retrospective approval for the infilling of an alleyway which went from the front of the property to the rear. The infill extension is single storey and connects the main dwelling to the lower ground floor level of the existing garage.
PLANNING HISTORY 3.1 The following applications are on the application site; PA11/01597/B - Erection of a replacement detached garage and extension of driveway - Permitted PA14/00299/B - Construction of raised decking to rear elevation of dwelling - Permitted PA14/01147/B - Erection of detached garage with office accommodation below (amendment to PA 11/01597/B) - Permitted
PLANNING POLICY 4.1 The site lies within an area zoned as "Predominantly Residential" upon the Area Plan for the East, Map 7 - Laxey. The property isn't within a Conservation Area but is situated within a low likelihood surface water flood 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 42 - promotes development take into account the particular character and identity of the environment. o Transport Policy 3 - new development on or around existing and former rail routes should not compromise their attraction as a tourism and leisure facility.
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;
5.2 Highway Services have considered the proposal and state "No Highways Interest." (07.04.25)
5.3 Garff Commissioners have considered the application and state, "There were no objections to this proposal. It was noted that any visual impact would be insignificant and that there would be no impact on neighbouring properties." (21.05.25)
ASSESSMENT
==== PAGE 3 ====
25/90355/B
Page 3 of 4
6.1 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 In the case of this application the proposal is an infill extension which encloses an alleyway, the proposal isn't seen from the main road and due to the elevation difference from the MER and the main house, it's unlikely that the works will be seen from the railway line.
6.3 Ultimately the proposal will be read in the context of the already existing dwelling, as being a residential extension which is expected within a residential plot and as such is deemed to comply with General Policy 2.
CONCLUSION 7.1 Overall the proposal is considered to be acceptable by not to result in any new or increased impacts on the MER nor will it impact the visual amenity of the surrounding streetscene, as such the proposal complies with General Policy 2 and Transport Policy 3 of the Isle of Man Strategic Plan 2016.
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: 30.05.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
==== PAGE 4 ====
25/90355/B
Page 4 of 4
Customer note
This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/ customers and archive record.
Copyright in submitted documents remains with their authors. Request removal