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25/90435/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90435/B Applicant : Mr Christopher Harris Proposal : Erection of a summer house and a garden shed to the back garden Site Address : 25 Perwick Road Port St. Mary Isle Of Man IM9 5PA
Senior Planning Officer: Jason Singleton Photo Taken : 12.06.2025 Site Visit : 12.06.2025 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 01.07.2025 __
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.
This application has been recommended for approval for the following reason. Overall, it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021 having no adverse impacts upon private or public amenities.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawing all received on 1st May 2025, referenced; 01, 02, 03, 04, 05, 06 __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
Local Authority - No Objection __
Officer’s Report
1.0 THE SITE
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25/90435/B
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1.1 The application site is the curtilage of No.25 Perwick Road, Port St Mary. The property sits in a residential area is located to the north of the highway. Perwick road is connected to the east with Fistard Road. Properties here are higher in level to the north than those to the south given the sloping nature of the area.
2.0 THE PROPOSAL 2.1 The application seeks the erection of a summer house and a garden shed to the back garden.
2.2 The summer house would measure a footprint of 4.5m x 3.0m with a decking area projecting out at the front for 1.5m. This building would be rectangular in shape with a mono pitched roof. The building would be cladded with vertical composite timber and black upvc patio door to the (front) south elevation.
2.3 The proposed shed measures a footprint of 2.5m x 3m with a pent (sloping) roof with horizontal timber cladding.
2.4 The proposed works are solely contained to the rear garden.
3.0 PLANNING POLICY 3.1 The application site is located within an area designated as "Residential" on the area plan for the south (Map 7, Port Erin /Port St Mary) and with the settlement boundary of Port St. Mary.
3.2 There are no registered trees on site nor is it within an area of flood risk.
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
Spatial Policy 3 Port St.Mary is a named Service Village
General Policy 2 General Development Considerations
4.0 PLANNING HISTORY 4.1 None
5.0 REPRESENTATIONS (in brief - full reps can be read online) Statutory Consultations 5.1 Port St. Mary Commissioners - No objection (20/05/25)
Public Representations 5.5 None.
6.0 ASSESSMENT The key considerations in the determination of the application are;
o Principle o Design & Visual impact o Impact upon the character and streetscene & Conservation area o Impact upon the neighbouring properties
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25/90435/B
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o Environmental issues
PRINCIPLE 6.1 The site falls within the existing settlement boundary of Port St Mary and within an area zoned for residential development and principally would be in accordance with SP3 and STP2. There is a general presumption in favour of extensions, alterations and additions to existing properties within their residential curtilages provided such development would not have an adverse impact on either adjacent properties or the surrounding area in general, including any adverse visual impact.
6.2 The principle of development with the residential curtilage of No.25 for additional structurers could be acceptable with the main assessment resting on Gp2 below.
POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE 6.3 The proposed shed and summerhouse to the rear curtilage in terms of its proportion, form, scale and design are in keeping with the property and being located to the rear proportion of the garden would not be especially apparent from public views. Namely from Perwick road, as the main dwelling house would screen any such views of the rear gardens when viewed from the front. Sheds and summerhouses are a common features within residential curtilages/gardens and it is considered the appearance of these in their desired locations would not raise any significant visual impacts upon the area and would be read in accordance within the residential curtilage.
6.4 Accordingly, the proposed development is considered to be acceptable forms of development in this respect and complies with GP2b,c.
POTENTIAL IMPACT UPON NEIGHBOURING RESIDENTS 6.5 In terms of whether there is any material harm to the neighbouring amenity, the nearest neighbouring properties bordering the site, namely would be to the sides No'24 and 26. To the rear are largely wooded areas belonging to Athol Lodge approx. 40m to the north east.
6.6 In terms of whether there is any material harm to those neighbouring amenities, taking into consideration the nature of the site and boundary treatment and the size and scale of the proposals. It is not considered to have any negative impact upon their neighbouring living conditions and the proposal would not be seen to have an overbearing impact as the proposals are only single story with a flat roof type design, neither would the proposal leading to a loss of light. As such this aspect would comply with Gp2g.
7.0 RECOMMENDATION 7.1 Overall, it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021 having no visual impact and no adverse impacts upon private or public amenities. As such the planning application is 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.
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25/90435/B
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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: 02.07.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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