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25/91091/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/91091/B Applicant : Mrs Carol Whitelegg Proposal : Erection of summer house to replace existing shed in rear of residential curtilage Site Address : 12 Rowan Avenue Ballawattleworth Peel Isle Of Man IM5 1WG
Senior Planning Officer: Jason Singleton Photo Taken :
Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 21.01.2026 __
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. 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 8th December 2025, referenced; 01P, 02P __
Right to Appeal None
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Officer’s Report
1.0 THE SITE 1.1 The application site is the curtilage of No.12 Rowan Avenue, Peel. The property sits in a residential area is located to the south of the highway. The property is a two storey detached dwellinghouse with parking and landscaped lawn to the front. To the rear of the property backs on to No. 2,4 Cushag Drive.
2.0 THE PROPOSAL 2.1 The application seeks the removal of the existing garden shed and in its place the erection of a summer house to the back garden. 2.2 The summer house would measure a footprint of 7m x 3.0m and offset from the boundary fence by 1m to the rear (south) and 1.6m to the side (East) and 2m (west) to the other side. This building would be rectangular in shape with a mono pitched roof and a slight hip with extended eaves over the front elevation (north). The building would be cladded with solid timber and black upvc patio door and windows to the front (north) elevation. There are no other windows or doors being proposed to the remaining three elevations. 2.3 The proposed floor plan indicates the building to be sub-divided into part summerhouse and part domestic storage. 2.4 The proposed works are solely contained to the rear garden.
3.0 PLANNING POLICY 3.1 The site lies within an area zoned as Predominantly Residential on the Peel Local Plan 1989, Map. The property is not within a Conservation Area or a Flood Risk Zone. 3.2 There are no registered trees or tree groups on site 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 2 Peel is a named Service Centre General Policy 2 General Development Considerations
3.4 The Residential Design Guidance 2021 is also a material consideration particularly those parts in respect of good neighbourliness and overlooking.
4.0 PLANNING HISTORY 4.1 The application site benefits from the following approvals; 25/90592/B - Erection of replacement single-storey extension to rear elevation. 21/00541/B - Erection of first floor extension above existing garage
5.0 REPRESENTATIONS (in brief - full reps can be read online) Statutory Consultations 5.1 None at the time of writing. Public Representations 5.5 None.
6.0 ASSESSMENT The key considerations in the determination of the application are; o Principle o Design & Visual impact
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25/91091/B
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o Impact upon the character and streetscene o Impact upon the neighbouring properties o Environmental issues
PRINCIPLE 6.1 The site falls within the existing settlement boundary of Peel and within an area zoned for residential development and principally would be in accordance with SP2 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.12 for a garden room/garden shed within the rear garden could be acceptable in principle, 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 Oak road to the east or Cushag Drive to the west. Views of the rear garden from Rowan Avenue (front of the dwelling house), would screened by the host property. 6.4 Any views from the aforementioned roads of the proposed garden structure would only be of the upper proportions of the roof structure as the 1.8m high boundary fencing and planting would screen the vast majority of the lower proportions. 6.5 It is accepted that sheds and summerhouses are a common features within residential curtilages/gardens with a large shed already noted on the aerial imagery within the rear of No.8 Rowan Avenue which benefits from planning approval (P/A-13/00809/B). 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. 6.6 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 are to the rear and sides of the garden, namely No's 10/14 (either side) and No's 2/4 to the rear. 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 mono pitched 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);
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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.
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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: 26.01.2026
Determining Officer Signed : C BALMER
Chris Balmer
Principal Planner
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