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25/90453/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90453/B Applicant : Mr & Mrs Fred & Simone Meadowcroft Proposal : Replacement of single-storey rear annexe and conservatory with two-storey extension, sun room and entrance porch. Site Address : Tanglewood Orrisdale Kirk Michael Isle Of Man IM6 2HP
Planning Officer: Vanessa Porter Photo Taken : 31.07.2025 Site Visit : 31.07.2025 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 05.08.2025 __
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 artificial chimney stack as shown on drawing JTM2507-P-02 REV B shall be completed prior to the occupation of any of the new extensions hereby approved and retained thereafter.
Reason: In the visual amenities of the traditional property.
This application has been recommended for approval for the following reason. It is considered that there is no demonstrable harm arising from the proposal and, in view of the provisions of Housing Policy 15 and General Policy 2 of the Isle of Man Strategic Plan 2016, the application is therefore recommended for approval.
Plans/Drawings/Information;
This decision relates to the following plans and drawings; Drawing No. JTM2507-P-01 - dated 1st May 2025 Drawing No. JTM2507-P-03 Rev C - dated 19th June 2025 Drawing No. JTM2507-P-02 Rev B - dated 28th July 2025 __
Right to Appeal
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none __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is within the residential curtilage of Tanglewood, Orrisdale, Kirk Michael which is a two storey traditional appearing dwelling situated to the North of Orrisdale.
THE PROPOSAL 2.1 The current planning application seeks approval for the demolition of the existing single storey rear annexe and sunroom and erection of a two storey extension, sunroom and entrance porch.
2.2 The proposed extension is to measure 10.495m by 5.130m with an overall approximate height of 6m. The proposal is to have statement windows to the North East Elevation to ground and first floor level, with the window to the first floor having a glazed Juliet balcony, the proposed roof and finishes are to match the existing dwelling.
2.3 The attached sunroom is to have circular appearance and is to measure 3.8m by 3.86m with an overall height of approximate 3.7m. The proposed conservatory is to be oak framed, with a slate roof to match the main dwelling.
2.4 Other works include the replacement of windows with timber framed sliding sash windows, the installation of a flue within the proposed extension and alterations to the rear garden.
PLANNING HISTORY 3.1 The previous applications on the site are not relevant in the assessment of this application.
PLANNING POLICY 4.1 The site lies within an area zoned as "Not for Development, Area of High Landscape or Coastal Value and Scenic Significance and an Area of Private Woodland or Parkland," on the 1982 Development Map, North Map. The site is not within a Conservation Area nor a Flood Risk Zone. It should be noted that whilst the site is not situated within a Registered Tree Area, the site is surrounded by Registered Tree Area RA1317. Situated to the front of the site is a public right of way footpath No.611.
4.2 The key policies for this application are Housing Policy 15 due to the traditional elements of the property, which states (in full), "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."
4.3 There are a number of other relevant policies specific to this application, Strategic Policy 5 which seeks that new development should make a positive contribution to the environment of the Island, General Policy 2 sets out general development control standards in connection with the Residential Design Guidance, General Policy 3 states that development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan other than a number of stated exceptions, which do not include the extension of existing dwellings, Environment Policy 1 seeks to prevent development which would adversely affect the side other than in exceptional circumstances, Environment Policy 22 which sets out prevention of unacceptable harm to the environment and/or the amenity of neighbouring properties, paragraph 7.29.2 and Environment Policy 4 which seeks to protect species and
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habitats, in connection with Environment Policy 5 which states that in exceptional circumstances where development is allowed conditions will be imposed.
4.4 Other material considerations for this application is the Residential Design Guidance (2021) which, although focused on dwellings within settlements, does offer advice in relation to the impact on neighbours and also Planning Policy Statement 3/91 which provides guidance on the design of residential development in the countryside.
REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summary;
5.1 No comments have been received from DOI Highway Services nor Michael Commissioners at the time of this report.
5.2 DEFA Forestry originally raised objections to the proposal based on the impact of the adjacent Registered Trees (21.04.25), whilst this is the case, with a conversations between the agent on behalf of the applicant and the Forestry Officer and revised drawings, the original objection has been removed and DEFA Forestry are now happy with the proposal. (18.06.25)
5.3 DEFA Ecosystems have considered the proposal and Object due to lack of information. They request that a preliminary assessment for roosting bats is provided. (30.05.25)
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
6.2 PRINCIPLE 6.2.1 The site is not designated for development, nor does it meet the expectation criteria in General Policy 3. However, Housing Policy 15 and its supporting text clearly allows for residential extensions and alterations in the countryside where they would not detract from the countryside which, in the case of the extension of traditional buildings means that 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.
6.2.2 Therefore the principle of the extension and alterations are deemed acceptable in principle only, as such it is necessary to consider the character and appearance of the proposal on the main dwelling, the streetscene as a whole and whether there would be an impact to neighbouring amenity.
6.3 CHARACTER AND APPEARANCE 6.3.1 The starting point when assessing the character and appearance of the proposal upon the property is the existing dwelling, which is traditional in its appearance, hence the main policy being Housing Policy 15.
6.3.2 The majority of the works are situated to the rear of the property which due to their location, the overall streetscene and the registered trees are unlikely to be seen within the streetscene. If any views are seen of the proposal they will be from a distance and seen as a residential extension upon a residential property.
6.3.3 Whilst the above is the case it's necessary to assess the overall size of the proposal against Housing Policy 15 which states that only in exceptional circumstances will over 50% of
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the existing building be acceptable. The existing floor area including the conservatory and rear extension which is being removed to facilitate the proposal and the existing garage (but not the attached outbuilding), measures at approximately 220.58sqm. The proposed new floor area is to measure approximately 265.04sqm, as such the proposal will be an increase of approximately 20%.
6.3.4 Turning towards the works to the front of the property, it's noted that originally the application proposed to move the middle chimney stack to the end gable of the property. Historically the dwelling would have had the two chimney stacks to each gable, as such the removal of this chimney stack didn't respect the history, proportion or appearance of the dwelling. A discussion with the agent has brought the addition of a fake chimney stack to be installed, this now is acceptable from an character and appearance point of view.
6.4 IMPACT ON NEIGHBOURS 6.4.1 Turning towards whether the proposal would have an impact upon the amenity of the neighbouring properties, having done a site visit, it could be seen that the registered trees surrounding the site were substantial in size, as such whilst there were views into "Orrisdale Farm" to the North West of the site (the closest neighbour) these were fleeting. As such the proposal would not be increasing any impacts on the neighbouring property above and beyond what is currently in place.
6.5 ECOLOGY IMPACT 6.5.1 In the first instance it's noted that the proposal was for a conservatory with a clear roof to be erected to the North West of the rear elevation, a discussion with DEFA Forestry and the possibility of the impact this would have on the registered trees (outside of the applicants control), amounted to the change to a solid slate roof to match the existing dwelling. Which ultimately should have a minimal impact upon the registered trees.
6.5.2 Turning towards the comments received from DEFA Ecosystems, Paragraph 7.8.6 and Environment Policy 4 of the Isle of Man Strategic Plan 2016 seeks to protect species and habitats of importance, stating that development will not be permitted if it adversely affects any proposed or other recognised site of conservation value including areas of ecological interest. Environment Policy 5 follows on from Environment Policy 4 and states that only in exceptional circumstances, when an application is approved will it be appropriate to add conditions to best conserve, or minimise and mitigate any loss of disturbance.
6.5.3 In the case of this proposal, we have comments from DEFA Ecosystems that highlight the surrounding area the host dwelling is situated within being within a broadleaved woodland corridor, which they state increases the likelihood of legally protected bats being present. Its noted that the site itself is not situated within a recognised site of Conservation value with regards to Ecology and whilst it is noted that the site is situated within an Area of Private Woodland or Parkland, it's noted that this is more likely in reference to the Registered Trees to the adjacent property "Orrisdale House."
6.5.4 Permitted Development rights have been revoked previously with changes properties, including roofing works such as the installation of dormers which can be done without a Planning Application, subject to conditions. Whilst these works can be done without the need for a planning application, this does not negate the applicants responsibility under other legislation and as such they would still need to be aware of the Wildlife Act 1990 in their undertaking.
6.5.5 The existing dwelling is situated within a cluster of dwellings, and as stated above the site is not recognised site of conservation value, and whilst its neighbouring property is a site of registered trees, the site itself is not recognised as an area of any specific ecological interest, nor a site within an ASSI, nature reserve or national trust land. Whilst there are features in the area which may increase the potential for bats, equally they may not.
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6.5.6 Minded if the separate legislation covering bats as a protected species, it is not considered necessary in this case to apply any condition seeking any survey being undertaken and submitted before the works start. Instead a note will be added to the application to remind the applicant of their separate legal obligation under The Wildlife Act 1990.
6.6 OTHER MATTERS 6.6.1 The proposed works are an extension and alterations to an already existing property, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal whilst increasing the surface area of the dwelling, any water run-off will be dealt with as per the existing arrangement of the main dwelling. The proposed extensions is deemed not to increase water usage of the dwelling and therefore there are no new issues in this respect.
CONCLUSION 7.1 The proposal complies with Housing Policy 15 and General Policy 2 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.
8.5 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: 05.08.2025
Determining Officer
Signed : C BALMER
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Chris Balmer
Principal Planner
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