372298

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                                                 25/91054/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 25/91054/B Applicant : Mr Danny Shuttleworth Proposal : Erection of single storey extension to rear elevation Site Address : 9 Cronk Y Berry Beg Douglas Isle Of Man IM2 6HA

Planning Officer: Peiran Shen Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 12.01.2026 __

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.

This application has been recommended for approval for the following reason. The proposal is considered to have no adverse impact on the character of the house and the area, nor on neighbouring amenity.

Plans/Drawings/Information;

This approval relates to the documents and draiwng no. 01p Rev 2, 02P, 03P Rev 2, which has been received on 7th November 2025.

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Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal: Douglas Borough Council - No objection __

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                                                 25/91054/B
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Officer’s Report

1.0 THE SITE 1.1 The site is 9 Cronk Y Berry Beg, Douglas, an end-of-terrace two-storey house located on the northeast of Cronk Y Berry Beg (a cul-de-sac). The house has a pitched roof and is approx. 9.3m long between its front and rear elevation.

1.2 The terrace sits southeast-northwest. The application house is at the southeast end of the terrace. No.7 and No.5 both has an existing rear extension.

2.0 THE PROPOSAL 2.1 The proposed is the erection of a pitched-roof rear extension.

2.2 The rear extension is almost as wide as the house, with an approx. 0.4m gap from the neighbouring boundary. It projects approx. 5m from the rear elevation of the house. There is a sliding door on the rear elevation and a window on the southeast. There is no opening on the northwest elevation. There is a rooflight on each side.

3.0 PLANNING HISTORY 3.1 Erection of rear single storey extension was APPROVED under PA 24/00531/B. It projects approx. 4m from the rear elevation of the house. It has a mono-pitched-roof with two rooflights. There is a sliding door on the rear elevation, and a window on the southeast. There is no opening on the northwest elevation.

3.2 Single storey rear extension (amendments to 24/00531/B) was REFUSED under PA 25/90480/B. The refused proposal has the same projection as that of the current application but it has a flat-roof. The reason was refusal was although the proposal would not harm the neighbouring amenities, the flat roof would not fit into the existing roofscape within the area. Its form and mass are also disproportionate to those of the main house. It is considered to be failing to comply with General Policy 2 of the IOM Strategic Plan 2016 and the Residential Design Guide 2021.

4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East.

Strategic Policy 4.2 The Isle of Man Strategic Plan 2016 has the following policies that are considered materially relevant to the assessment of this current planning application: o General Policy 2 (b) (c) (g)

PPS and NPD 4.3 No planning policy statement or national policy directive is considered materially relevant to this application.

5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 The Residential Design Guide (July 2021) has the following policies that are considered materially relevant to the assessment of this current planning application: o Section 4.6 Rear Extensions o Section 4.7 Flat Roof Extensions o Chapter 5 Architectural Details o Chapter 7 Impact on Neighbouring Properties

6.0 REPRESENTATIONS

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                                                 25/91054/B
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6.1 Douglas City Council has no objection to this application (09.12.2025).

6.2 DoI Highway Services has not commented at the time of the report (29.12.2025).

7.0 ASSESSMENT Elements of Assessment 7.1 The key considerations of this application are its impact on the house itself, on the character and streetscene of the area, and the amenities of the neighbours.

Design of the House Itself 7.2 The proposal has a pitched roof, which fit within the existing roofscape. The projection of extension is over half that of the main house but since it's single-storey, it is still considered subordinate.

Character and Streetscene 7.3 The proposal is not readily visible to the public and does not harm the streetscene.

7.4 Given 7.2, the proposal is considered to fit in with the existing character of the area.

Neighbouring Amenities 7.5 The proposal is considered to have no overshadowing impact. The corner of the extension is within the 45-degree line. However, this is not considered to have a material effect in terms of overbearing.

7.6 There is no new vantage point created compared to the previous approval, so it is considered to have no additional overlooking impact.

8.0 CONCLUSION 8.1 Overall, it is considered that the proposals would have no adverse impact on the character of the house and the area and on neighbouring amenities. Therefore, it is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide, and is recommended for an approval.

9.0 INTEREST PERSON STATUS 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.

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                                                 25/91054/B
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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: 20.01.2026

Determining Officer

Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

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