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25/90344/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No. : 25/90344/B Applicant : Mr Declan Jackson Proposal : Erection of single storey extension to east elevation Site Address : 134 Fairways Drive Mount Murray Douglas Isle Of Man IM4 2JG Senior Planning Officer: Jason Singleton Photo Taken : Site Visit : Expected Decision Level : Officer Delegation Recommendation Recommended Decision: Permitted Date of Recommendation: 15.05.2025 __ 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 dark vertical timber boarding shall be installed vertical proportion as shown on drawing 05 (vertical proportion) and retained thereafter. Reason: In the visual amenities of the area and property. This application has been recommended for approval for the following reason. The proposal single storey sunroom 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 drawings and supporting information received on 1 April 2025, referenced; 01, 02, 03, 04, 05. __ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection Braddan Commissioners - No Objection __
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Officer’s Report 1.0 THE SITE 1.1 The application site is the residential curtilage of No.134 Fairways Drive, Mount Murray that sits to the far eastern edge of the estate with the internal access road to the North and to the rear is the boundary with the main highway A5 (Douglas to Castletown) Road. 1.2 The property is characterised as a detached two storey house with a pitched tiled roof and two projecting gable fronted aspect on each side elevation. To the side (west) is a detached garage with accommodation above and off-road parking. The property is finished in a painted render with Upvc fenestrations. 1.3 The general topography here is relatively flat with open plan front gardens laid to lawn and planting with each property having off road parking on the driveways, parallel with the house. To the side elevation of the property is a hard standing parking area alongside the dwelling house and a garden shed / summerhouse. 2.0 THE PROPOSAL 2.1 Proposed is the erection of a single story extension to the east elevation that would measure a footprint of 8.6m along the side elevation of the dwelling house and 4.3m wide across the front. The design would allow for the creation of a revised kitchen layout and sitting room. 2.2 Most of the vertical elements would be finished in a vertical timber cladding with a dark stained finish, with black upvc or aluminium windows and doors and black gutters and down pipes. The roof would be flat with a slight fall towards the dwelling house and would incorporate a 1mx2m roof window and feature overhanging eaves. The front elevation (North) facing the internal access road would feature corner glazing with large vertical windows. 2.3 The propose works are solely contained to the side (East) elevation of the dwelling house. 3.0 PLANNING POLICY 3.1 The application site is mainly within an area recognised as "Predominantly Residential Use" on Map 11 Newton on the Area Plan for the East. 3.2 The site is not within a designated Conservation Area or within an area identified as being at floor risk from tidal or surface water flooding. There are no registered trees / tree areas identified on / adjacent to the application site. 3.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; Strategic Policy 2 Priority for new development to identified towns and villages 3 To respect the character of our towns and villages 5 Design and visual impact Spatial Policy 4 Newtown is defined as a Service village General Policy 2 General Development Considerations Environment Policy
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42 Designed to respect the character and identity of the locality 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 15/00943/B - Erection of a detached garage with studio accommodation above. Approved. 5.0 REPRESENTATIONS 5.1 Braddan Parish Commissioners (14/04/25) with no objection. 5.2 Highways Services commented (14/04/25) with no objection / "No Highways Interest". 6.0 ASSESSMENT The fundamental issues to consider in the assessment of this planning application are; (i)
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6.5 The use of dark vertical timber boarding and the fenestration and drainage elements being in matching black material would help create a slightly contemporary appearance and would be read in contrast to the existing level of finish of painted white render to the dwelling house. However, whilst different in material appearance, its design (when viewed from the front) with large amounts of glazing and noting the front elevation of the extension and its massing is set back from the front building line, all helps to ensure the proposal is visually in keeping with the character and appearance of the dwelling house. 6.6 In this instance, the property being located to the far end of the estate and the land to the east are agricultural fields, this property is in a unique position where an extension of this design, size and level of finish could be acceptable, where in other parts of the estate it may not be. Whilst the dark palette of finishes may not be to everyone's liking, it would add a level of interest to existing dwelling house and helps to ensure the new built form is complementary to the character and appearance of the dwelling house. 6.7 When viewing the proposed extension, it would not be readily visible from a public vantage point as the majority of the bulk extension would be screened by the dwelling house. The property being on a corner ensures the only views are when travelling in a clockwise direction on the internal estate road. However there would also be parking to the front of the proposed extension and any vehicle parked here would screen the lower proportions of the extension. 6.8 Any views of the proposals from the public highway, would be read within the contact of the property and the residential curtilage and would not appear out of character. On balance it would not be apparent or overly dominant on the streetscape, when viewed from the internal access road. 6.9 This aspect is deemed to be an acceptable form of development without harming the visual character and quality of the street scene or to the property itself in accordance with STP5, GP2(b,c) and Ep42. (ii) NEIGHBOURING AMENITIES 6.10 In terms of whether there is any material harm to the neighbouring amenity, taking into consideration the relatively flat nature of the street scene and intervening distance from the proposals to the neighbouring properties built forms to the north (No.133) or the west (135). It is considered that the proposed extension would not lead to any overlooking leading to a loss of privacy over and above existing levels. Nor would the proposals have an overbearing impact from the built development upon either neighbour to the front or side. Also the built form and distance of the proposals would not result in a loss of light or overlooking, specifically to those aforementioned neighbours from the proposed extension. 6.11 In this case, the design of the extension being limited to single story and it's siting on the side elevation of the dwelling where its built form would not be considered to have a negative impact on the neighbouring properties. Furthermore the advertisement of the proposals have not resulted in any objections or comments from the adjoining neighbours having been previously notified of the application and it is noted the local authority do not object. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g). 7.0 CONCLUSION 7.1 The planning application would be an acceptable form of development within a defined residential area that has been designed to ensure that it would not harm the host dwelling in terms of visual appearance nor would the use and enjoyment of neighbouring properties amenities be affected by the proposals.
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7.2 As such the proposals would comply with Strategic Policy 5, Spatial Policy 4, General Policy 2 and Environment Policy 42 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: 16.05.2025 Determining Officer Signed : C BALMER
Chris Balmer
Principal Planner 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.
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