25 January 2023 · Delegated - Principal Planner (Jason Singleton)
Orrysdale, Four Roads, Port St. Mary, Isle Of Man, IM9 5lh
The proposal involves demolishing and replacing an existing narrow, monopitched two-storey rear extension (containing kitchen and bathroom) with a wider two-storey apex-roof extension for a larger kitchen and master bedroom, plus front and rear dormers to create additional bedrooms in the roof space of the 2.5-storey s…
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The officer assessed that the proposals would improve the general appearance of the dwelling by replacing an unattractive, structurally ineffective existing rear extension with a subservient design us…
General Policy 2
Requires development to respect local character/amenity, protect residential amenity, and be well-designed. Officer assessed proposal improves appearance, subservient scale, acceptable materials (wood/render/slate), no amenity harm via no overlooking/side windows, reduced bulk post-amendments, according sub-sections (b, c, g, h, i).
Housing Policy 15
Sets 50% volume limit for rural dwelling extensions. Proposal measures 'far less' than this limit despite being large/maximum acceptable.
Housing Policy 16
Assessed alongside GP2/HP15; proposal improves rear/front appearance in keeping with terrace.
Residential Design Guide 2021
Sections 3.1 (local distinctiveness), 4.0 (householder extensions), 4.2/4.3 (design/streetscene), 4.6 (45-degree amenity test), 7.0 (good neighbourliness). Proposal complies: mimics nearby dormer, no enclosure of ground floor windows, minimal light loss, protects privacy.
Time limit
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.
No further extensions
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
no objections
support and congratulate the applicant on the dormer design
support and debunk many of the other objections, particularly access issues and light issues
Highway Services and Port St Mary Commissioners raised no objections to the application, while Manx Utilities sought clarification on surface water discharge; neighbour representations included objections from Sandiford and Silvern on overdevelopment and access issues, countered by support from Alwyn.
Highway Services Division
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
Conditions requested: The Applicant is advised to consider installing cycle parking storage
Port St Mary Commissioners
No Objection22/00834/B - Orrysdale, Four Roads, PSM for the erection of a two-storey extension to rear and installation of roof dormers to front and rear. There were no objections.
Highway Services Division
No ObjectionHDC continues to not oppose this proposal.; HDC does not recommend a restrictive condition given the relatively small scale nature of the works and the likelihood of a short duration.
Port St Mary Commissioners
No ObjectionPort St Mary Commissioners had no objections to the following planning applications: 22/00834/B Orrysdale Four Roads, Port St Mary.
MUA Electricity
No CommentFurther to the above planning application please can you confirm how the surface water will be discharged as the application states existing. We only have a combined system in the area.
The original application for a two-storey rear extension replacing an existing poor-quality extension and roof dormers to front and rear was approved by DEFA Planning on 25 January 2023. Neighbours (Mr & Mrs Bailey of Sandiford) appealed on grounds of disproportionate massing, loss of light, privacy, access disruption, and construction impacts. The inspector, following a site visit and public inquiry, found the proposal acceptable in design, improving the appearance and thermal efficiency without harming character or residential amenity, as the affected window served a non-habitable landing and overlooking was unchanged from existing. Private matters like access and maintenance were not planning concerns, addressed via conditions. The appeal was dismissed on 5 June 2023, upholding approval with additional conditions for construction management and boundary details.
Precedent Value
Demonstrates appeals against approvals rarely succeed without clear policy conflict; technical RDG application (habitable rooms, 45-degree rule) decisive. Future applicants should secure officer pre-approval and use conditions for neighbour concerns like access.
Inspector: Richard Perrins
