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25/90964/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90964/B Applicant : Mrs Caroline Smith Proposal : Proposed alterations and replacement extension to rear elevation of dwelling. Site Address : 36 Carrick Park Sulby Isle Of Man IM7 2EY
Planning Officer: Paul Visigah Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 08.01.2026 __
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. All external materials and features, including roof tiles, render and dash finish, timber cladding, roof lights, and sun pipes, shall match those specified on Drawing No. 25 1934/04 and supporting documents, and shall be retained as such thereafter.
Reason: To ensure a high standard of design and safeguard the character of the area in accordance with Strategic Policy 5 and General Policy 2(b, c).
C 3. The flue shall be finished in a dark, non-reflective material and shall not exceed 700 mm above the roof ridge as shown on Drawing No. 25 1934/04, and shall be retained as such thereafter.
Reason: To minimise visual impact and ensure the development respects the site and surroundings in accordance with Strategic Policy 5 and General Policy 2(b, c).
C 4. The flood mitigation measures set out in the submitted Flood Risk Assessment, including the installation of proprietary flood barriers to all external doors, water-resistant ground floor finishes, robust internal wall finishes, and the raising of electrical fittings above predicted flood levels, shall be implemented prior to first occupation of the extension and thereafter retained.
Reason: To reduce residual flood risk in accordance with General Policy 2(l) and Environment Policies 10 and 13.
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This application has been recommended for approval for the following reason. The proposed rear extension is a proportionate addition within an established residential curtilage, making efficient use of serviced land in accordance with Strategic Policies 1 and 2. Its design respects the host dwelling and estate character, using coherent materials and detailing consistent with Strategic Policy 5, General Policy 2(b, c), and Environment Policy 42. The scheme safeguards neighbouring amenity, retains adequate parking, and incorporates flood resilience measures as required by General Policy 2(l) and Environment Policies 10 and 13. The development therefore complies with the Isle of Man Strategic Plan 2016 and other material considerations.
Plans/Drawings/Information;
This approval relates to the documents and plans received 12 November 2025. __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: o DOI Flood Risk Management - no objections subject to condition which has been applied. __
Officer’s Report
1.0 THE SITE 1.1 The application site comprises the residential curtilage of a detached bungalow at 36 Carrick Park, Sulby, situated toward the southern end of the cul-de-sac on a corner plot adjoining open countryside to the south and west. The property occupies a generous plot with landscaped gardens and a wide surfaced driveway providing off-street parking.
1.2 The existing dwelling is a single-storey bungalow positioned centrally within its plot. It has a pitched roof finished in reddish-brown concrete tiles, elevations in light-coloured render with natural stone cladding, and brown uPVC windows and doors. A small flat-roofed conservatory is attached to the rear.
1.3 Carrick Park is a looped cul-de-sac of predominantly single-storey detached bungalows set back from the internal road, forming a consistent residential pattern clearly defined from surrounding agricultural land. The rear boundary of the application site adjoins an open field enclosed by stock fencing, with mature hedging providing enclosure to the garden and screening views toward the countryside.
2.0 THE PROPOSAL 2.1 Planning approval is sought for alterations and replacement extension to rear elevation of dwelling. The proposal would see the removal of the existing flat roofed conservatory to the rear which has a footprint that measures approximately 3.3m x 7.4m, and its replacement with a new pitch roofed extension that would project 4.5m from the rear of the dwelling, and be 8.5m long, sitting on a larger footprint than the existing conservatory at 38.25sqm. This new extension which would serve a new open plan living area/dining area for the dwelling would be 5.1m from the ground level to the top of the roof ridge (matching the main roof ridge of the dwelling) and 2.3m to the eaves.
2.2 The proposed rear extension would have its pitch roof finished in brown concrete interlocking roof tiles, to match the existing dwelling with fit timber treated and painted barge and soffit boards to all roof overhangs. The walls which would be cavity walls would be finished externally in minimum 19mm render and dash to be finished with sealer and masonry paint. The Top of the proposed rear South gable wall is to be finished externally in natural cedar or
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larch timber cladding left untreated to weather naturally. All windows and doors are to be brown double glazed UPVC windows and doors. Windows would be casement windows similar to existing windows.
2.3 The new extension would have two new on the south elevation, a set of bifolding doors on the east elevation, as well as a full height single pane window on the west elevation. Two rooflights 1400 x 1140mm central pivot "Velux" roof light type SK08, would be installed over the eastern roof plane, together with a sun pipe. Another sun pipe would be installed over southern roof plane of the main dwelling.
2.4 The extension includes a flue positioned near the gable, projecting approximately 700mm above the roof ridge. This flue is intended to serve a burner stove located within the open-plan extension. No details have been provided regarding the type of burner to be installed.
2.5 No other changes are proposed for the dwelling. The extension would be served by the existing surface water and foul water drainage systems. The development would not result in the removal of any trees on site. There would be no alterations to the access, and the five parking provisions on site would be retained.
2.6 The applicant has submitted a Flood Risk Assessment prepared by Penketh-Millar Architectural Design Consultants.
3.0 PLANNING POLICY 3.1 The application site is identified on the Sulby Local Plan (1998) zoned as 'predominantly residential use'. The site is not located within a Conservation Area. It lies in an area identified as being at low fluvial flood risk; however, the rear garden is prone to high surface water flood risk. The adjoining field to the south contains an attenuation lagoon, and a flood defence runs along the boundary of the properties adjacent to the lagoon and the Sulby River. The site is not within a registered tree area, and there are no registered trees on the property.
3.2 National: STRATEGIC PLAN (2016) 3.2.1 Due to the zoning of the site and the proposed works, the following sections of the Isle of Man Strategic Plan 2016 are relevant: 1. General Policy 2 - 'Development Control' considerations. 2. Paragraph 8.12.1 - General presumption in favour of extensions to existing properties (excluding Conservation Areas or Registered Buildings). 3. Strategic Policy 1 - Efficient use of land and resources 4. Strategic Policy 2 - Development focussed in existing towns and villages 5. Strategic Policy 3 - Development to safeguard character of existing towns and villages. 6. Strategic Policy 5 - Design and visual impact. 7. Environment Policy 10 and 13 - Development and flood risk. 8. Environment Policy 42 - character and need to adhere to local distinctiveness. 9. Transport Policy 7 - Parking Provisions 10. Community Policy 10 - Proper access for firefighting appliances 11. Community Policy 11 - Prevention for the outbreak and spread of fire
4.0 OTHER MATERIAL CONSIDERATIONS 4.1 Residential Design Guide (2021) 4.1.1 This document 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 properties and sustainable methods of construction.
4.2 IOM Biodiversity Strategy 2015 to 2025 seeks to manage biodiversity changes to minimise loss of species and habitats, whilst seeking to maintain, restore and enhance native biodiversity, where necessary. Section 21 deals with Habitat loss actions through promoting a
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policy of 'no net loss' for semi-natural Manx habitats and species and to ensure that unavoidable loss is replaced or effectively compensated for.
4.3 Section 68 of the Flood Risk Management Act (2013) indicates that any published Flood Risk Management Plan and the extent to which the proposed development creates an additional flood risk are material considerations.
5.0 PLANNING HISTORY 5.1 The dwelling was approved as part of an Estate layout of 41 No. plots, roads and sewers under PA 88/01228/B which was approved by the Planning Committee on 04.11.1988. The site has not been the subject of any recent planning application.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
6.1 DOI Flood Risk Management has made the following comments (19 November 2025): o The property is within a fluvial flood zone. o The Application is to change the existing structure with a similar sized structure. Recommend that the mitigations in the Flood Risk Assessment are conditioned to the application if it is approved.
6.2 The following consultees have not made any comments although they were consulted on 13.11.2025: o Lezayre Parish Commissioners o DOI Highway Services o Manx Utilities Drainage
6.3 No comments have been received from neighbouring properties.
7.0 ASSESSMENT 7.1 The fundamental issues to consider in the assessment of this planning application are: 1. The Principle of Development (Strategic Policy 5; Paragraph 8.12.1); 2. The Design Quality and Visual Impact of the Proposal (Strategic Policy 5; General Policy 2(b, c); Environment Policy 42); 3. Impact on Neighbouring Amenity (General Policy 2(g); Residential Design Guide 2021); 4. Highway Safety and Parking Provision (General Policy 2(h, i); Transport Policy 7); and 5. Flood Risk Matters (General Policy 2(l); EP 10 and EP 13).
7.2 PRINCIPLE OF DEVELOPMENT 7.2.1 The application site lies within the Carrick Park estate, which is zoned for predominantly residential use under the Sulby Local Plan (1998). In such areas, Paragraph 8.12.1 of the Isle of Man Strategic Plan establishes a general presumption in favour of extensions to existing properties, provided there is no resultant adverse impact on adjacent residential amenity or the character of the locality.
7.2.2 The proposal seeks to replace a modest rear conservatory (approx. 24.4sqm) with a single storey, pitched roof rear extension of larger footprint (approx. 38.25sqm). The development remains contained within the established residential curtilage, does not intensify the residential use, and accords with Strategic Policies 1 and 2 by making efficient use of serviced land within an existing settlement.
7.2.3 Subject to the detailed assessment of design quality, amenity impacts, highway considerations, and flood risk (below), the principle of development is acceptable in policy terms.
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7.3 DESIGN AND VISUAL IMPACT 7.3.1 In assessing the visual impact of the proposal, it is considered that Carrick Park is arranged as a looped cul de sac of predominantly single storey detached bungalows set back from the internal road, with strong enclosure and a clear visual boundary to surrounding agricultural land. Within this context, rear facing additions are typically read as subordinate elements, with limited contribution to the street scene.
7.3.2 The proposed rear extension projects 4.5m and spans 8.5m, adopting a pitched roof finished in brown concrete interlocking tiles to match the host dwelling, with render and dash to walls and untreated timber cladding to the upper south gable. Fenestration (casement windows, bifolding doors, and a full height west window) mirrors the dwelling's rhythm and materials (brown uPVC), while rooflights on the eastern roof plane maintain a low profile in longer views. The palette aligns with the established character of the property and wider estate and accords with the Residential Design Guide (2021) in its emphasis on contextual materials, coherent detailing, and restrained massing.
7.3.3 While the ridge of the extension matches the main roof ridge, the siting at the rear of the bungalow means public views from the internal estate road are screened by the principal mass of the dwelling and frontage landscaping. Any glimpse of the new roof form would be read against the host building and within a residential backdrop. Toward the open field to the south and west, mature boundary planting provides enclosure to the garden, further moderating visual effects when seen from the private realm and agricultural land. In this setting, and having regard to GP2(b, c) and SP5, the form and scale are proportionate to the site and do not erode local distinctiveness (EP42).
7.3.4 The proposed flue, located near the rear gable and projecting approx. 700 mm above ridge, is a slender, functional element closely associated with the new stove. Its position on the rear roof slope limits visibility in the street scene and will read as a typical domestic feature in oblique views from the adjoining field. As such, the flue would not materially harm the visual quality of the area.
7.3.5 On balance, the design achieves a coherent extension that respects the host dwelling's architectural language and the verdant, low-rise character of Carrick Park, in compliance with Strategic Policy 5, General Policy 2(b, c), and Environment Policy 42.
7.4 IMPACT ON NEIGHBOURING AMENITY 7.4.1 With regard to impacts on neighbours, the extension is confined to the rear elevation and remains single storey with eaves at approx. 2.3m. Habitable room openings are oriented primarily toward the garden and boundary treatment comprising mature hedging and trees, with the two windows on the south (rear) elevation, bifolding doors on the east elevation, and a full height window on the west elevation looking toward the mature hedging, and fences that enclose the garden area. This arrangement limits opportunities for overlooking of neighbouring private amenity areas within the estate.
7.4.2 Further to the above, the rooflights on the eastern roof plane are set within the roof slope and, by their geometry and typical internal cill height, are not considered to introduce unacceptable overlooking. The combination of single storey scale, boundary hedging, and the separation from neighbours, and the buildings orientation, means the extension would not be perceived as unduly overbearing from adjacent bungalows, nor would it materially affect daylight or outlook to neighbouring habitable rooms, consistent with the Residential Design Guide's amenity principles.
7.4.3 Potential amenity effects associated with the stove and flue (smoke/odour) are limited by the orientation of the flue at the rear and the low density, detached layout of plots within Carrick Park. No specific burner details have been provided; however, compliance with Building Control requirements and manufacturer installation standards would be expected. On the
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planning merits, and noting the absence of neighbour representations, the proposal would not give rise to undue harm to residential amenity in the sense of GP2(g).
7.5 HIGHWAY SAFETY AND PARKING 7.5.1 On potential highway/parking impacts, it is considered that no alterations are proposed to the existing vehicular or pedestrian access arrangements. The site benefits from a wide surfaced driveway and retains five on-site parking spaces within the curtilage. The extension does not encroach on the parking or turning areas and will not intensify the use of the dwelling beyond typical domestic levels.
7.5.2 Having regard to Transport Policy 7 and GP2(h, i) and noting that Highway Services were consulted (13.11.2025) with no comments received, the proposal raises no highway safety concerns and maintains adequate off street parking provision.
7.6 FLOOD RISK MATTERS 7.6.1 The site is identified on the Islands Flood Maps as being within an area at risk of varying levels of flooding for fluvial and surface water flood risks. The Sulby River lies approximately 170 metres to the south-west of the property, and while recent flood defence works have been completed along the river corridor, including improvements at pinch points near Carrick Park and Mill Race, residual risk remains. In this context, General Policy 2(l) and Environment Policies 10 and 13 require that development does not increase flood risk and incorporates appropriate resilience measures.
7.6.2 The proposed extension replaces an existing rear conservatory with a slightly larger footprint of approximately 38sqm, set at the same finished floor level as the existing dwelling, which is positioned around 150 to 200 millimetres above the prevailing ground level. This level cannot be raised due to structural constraints. The submitted Flood Risk Assessment confirms that the applicant is responsible for property-level protection and outlines a series of measures to manage residual risk.
7.6.3 These measures include the installation of proprietary flood barriers to all external doors, including those serving the new extension, with barriers stored in the garage for rapid deployment upon receipt of a flood warning. The FRA also specifies that ground floor finishes should be water-resistant, such as ceramic tiles, and that internal wall finishes should be robust, with render preferred over plaster. All new electrical works are to be located above the predicted flood level to reduce vulnerability. In addition, the FRA advises the installation of a grease trap on the foul drain, regular maintenance of gullies and drainage channels, and strict control of construction waste to prevent blockages in drains or culverts. It also recommends that the property owner maintain a flood kit and emergency plan, including clear procedures for shutting off utilities and access to sandbags or equivalent temporary barriers. Further to the above, the proposal would only result in minimal displacement of flood water compared to the existing conservatory and therefore does not materially alter the site's flood response.
7.6.4 These measures, combined with the completed river defence works, significantly reduce residual risk. A planning condition requiring implementation of the recommendations set out in the Flood Risk Assessment, including the installation of flood barriers, resilient finishes, and the raising of electrical fittings, is necessary and proportionate given the site's low fluvial flood risk and the limited garden area identified as having high surface-water risk potential. It is also noted that DOI Flood Risk Management has reviewed the scheme and raised no objection, subject to the implementation of the recommended mitigation measures within the FRA. Taking these factors into account, the proposal would not materially increase flood risk on or off the site and is considered to comply with General Policy 2(l) and Environment Policies 10 and 13.
8.0 CONCLUSION 8.1 The proposed rear extension represents a proportionate and contextually appropriate addition to an existing dwelling within a residential estate, maintaining the established
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character of Carrick Park and safeguarding neighbouring amenity. Its design reflects the architectural language of the host property, uses materials consistent with the locality, and remains visually contained from public viewpoints. The scheme retains adequate parking provision, raises no highway safety concerns, and incorporates robust flood resilience measures in accordance with the submitted Flood Risk Assessment and consultee advice. On this basis, the development is judged to comply with Strategic Policies 1, 2, 3 and 5, General Policy 2, Environment Policy 42, and the Residential Design Guide (2021), and is therefore considered acceptable subject to the recommended conditions.
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. __
I can confirm that this decision has been made by the Head of Development Management 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 : 08.01.2026
Determining Officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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