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25/91102/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/91102/B Applicant : Mr & Mrs Jim and Michele Greenough Proposal : Construction of new first floor sun room with roof lantern over existing garden room Site Address : Rest And Be Thankful Slieau Lewaigue Lewaigue Ramsey Isle Of Man IM7 1BH
Senior Planning Officer: Mrs Louise Phillips Photo Taken :
Site Visit : 20.01.2026 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 03.02.2026 __
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. The materials to be used in the construction and finishing of the development hereby approved shall be as described on the approved plans unless alternatives are first submitted to and approved in writing by the Department. The development shall be carried out in accordance with the approved details.
Reason: In the interests of the character and appearance of the host dwelling and wider area.
C 3. During the construction of the development hereby approved all machinery, building materials and refuse shall be stored only within or upon the existing paved areas surrounding the property and not within or upon the grassed areas close to the watercourse or trees within the rear garden.
Reason: To protect the trees within the Registered Tree Area from damage and to prevent the pollution of the watercourse.
This application has been recommended for approval for the following reason.
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25/91102/B
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The proposed extension would not increase the externally measured floor area of the existing dwelling by more than 50%; and it would not be harmful to the character and appearance of the host property or wider Area of Special Landscape or Coastal Value and Scenic Significance. It would therefore be acceptable in the countryside. The extension would not be at unacceptable risk of flooding and it would not increase flood risk elsewhere. With approprate conditions, it would not be detrimental to the adjacent trees or watercourse and it would have no other harmful effects. The proposed development would therefore comply with the relevant policies of the Development Plan.
Plans/Drawings/Information;
This approval relates to the following drawings:
o P01 A Plans, Elevations and Site Plan as Existing; and Location Plan o P02 Plans, Elevations and Section as Proposed
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
o Garff District Commissioners - No objection.
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Officer’s Report
1.0 THE SITE
1.1 The application relates to a grand detached house in a prominent position on the A2 Coast Road to the south of Port Lewaigue. It was formerly a hotel, but is now a private residence. Extensions to the rear permitted in 2005 included a conservatory with a roof terrace above; and there is a large paved area adjacent to the house. Beyond the paved area is a long, sloping garden containing several trees and a small watercourse.
2.0 THE PROPOSAL
2.1 The proposed development is a first floor extension to the rear of the house on the roof terrace above the conservatory. It would have a flat roof with a large lantern light and five large, timber sliding-sash windows to match those on the existing building. The walls would be finished in painted render to match the main building. The new accommodation would provide a sun-room.
3.0 PLANNING POLICY
Site Specific 3.1 The site is not within a Conservation Area and there are no Registered Buildings which would be affected by the proposal. Registered Trees Area MG39 abuts the rear of the property. A watercourse runs through the rear garden of the site and the site is at risk of surface water flooding.
1982 Development Plan
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3.2 The site is not zoned for any particular use, meaning that it is in the countryside for planning purposes. It is within an area of private woodland and also an area of high landscape or coastal value and scenic significance.
Isle of Man Strategic Plan 2016 3.3 Strategic Policy 5 requires development to make a positive contribution to the environment.
3.4 Spatial Policy 5 states that development will only be permitted in the countryside in accordance with General Policy 3.
3.5 General Policy 2 provides various criteria for development management purposes, including those below which are relevant to this proposal. The development should:
(b) respect the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) not affect adversely the character of the surrounding landscape or townscape; (d) not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including watercourses; (f) incorporate where possible existing topography and landscape features, particularly trees and sod banks; and (g) not be on contaminated land or subject to unreasonable risk of erosion or flooding.
3.6 Environment Policy 1 protects the countryside for its own sake.
3.7 Environment Policy 2 states that within Areas of High Landscape or Coastal Value and Scenic Significance, the protection of the character of the landscape will be the most important consideration.
3.8 Environment Policy 3 states that development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas.
3.9 Environment Policy 7 concerns the protection of watercourses and states that (c) all engineering works proposed must be phased in an appropriate manner to avoid a reduction in water quality; and (d) that development will not normally be allowed within 8 metres of any watercourse in order to protect the aquatic and bankside habitats and species.
3.10 Environment Policy 13 states that development which would result in an unacceptable risk from flooding, either on or off-site, will not be permitted.
3.11 General Policy 3 sets out the circumstances in which development might be appropriate in the countryside. Residential extensions are not listed.
3.12 Housing Policy 15 states that the extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally).
4.0 OTHER MATERIAL CONSIDERATIONS
4.1 Residential Design Guide.
5.0 PLANNING HISTORY
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5.1 12/01437/B: First floor extension over existing roof terrace. Permitted. The approved scheme was in the same position and the same size as the extension now proposed but was of a primarily glazed design. It has not been constructed.
5.2 05/01400/B: Erection of single and two storey extension to rear to provide conservatory, kitchen, dining room with bedroom, en-suite and roof terrace above, and erection of a detached garage with attached workshop. Permitted.
5.3 The remaining planning history for the site is not relevant to the present proposal.
6.0 REPRESENTATIONS
6.1 Garff Commissioners (16/01/26): "...the extension will have minimal visual impact. There were no objections raised by the Board".
6.2 The following organisations were consulted on 18/12/25 but, at the time this report was drafted, no comments had been received:
o Highways Services, DoI o Flood Management Division, DoI o Inland Fisheries Development Manager, DEFA o Forestry Amenity & Lands, DEFA
7.0 ASSESSMENT
7.1 The main issues are whether the proposed development is acceptable in the countryside, having regard to its scale and effect upon the character and appearance of the host dwelling and wider area; and its effect upon the adjacent watercourse and nearby trees.
The Countryside & Character and Appearance 7.2 Whilst residential extensions are not listed as permissible forms of development in the countryside under General Policy 3 of the Strategic Plan, Housing Policy 15 does allow for such extensions to "existing traditionally styled properties" subject to certain design criteria.
7.3 The extension would be of a modest scale relative to the size of the property, essentially filling in the space above the existing conservatory, and would be well within the 50% increase in floorspace limit imposed by the policy. With its matching timber windows and rendered walls, it would respect the proportions, form, and appearance of the host dwelling. Whilst it would have a flat roof, the large lantern light would afford the extension a traditional appearance and suit its purpose as a sun-room. The extension would not be visible from the road.
7.4 Overall, therefore, the proposed development would be a small addition which would have no detrimental impact upon the character and appearance of the host dwelling or wider area, including the Area of Special Landscape or Coastal Value and Scenic Significance. It would therefore be acceptable in the countryside and comply with Strategic Policy 5; Environment Policies 1 and 2; General Policy 2 (b) & (c); and Housing Policy 15 Plan.
Watercourse and Trees 7.5 The proposed development is close to a watercourse and a Registered Tree Area, but it would be of modest scale, contained within the existing built form of the property. In particular, a large, paved area surrounds the house and separates the building from both the trees and the watercourse. The development itself would therefore have no significant detrimental effect upon either natural asset. However, it would be prudent to add a condition to any planning permission to prevent the storage of materials or machinery upon the grassed
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parts of the garden in order to protect the trees and watercourse from damage and potential pollution during construction.
7.6 With an appropriate condition, the proposed development would cause no harm to the adjacent trees or watercourse and would comply with Environment Policies 3 & 7 of the Strategic Plan; and with General Policy 2 (d) and (f).
Other Issues 7.7 The property is in an area at risk of surface water flooding. However, given that the proposed extension would be at first floor level and would square off the existing built form, it would not be at any significant risk of flooding, or increase flood risk in the area. There would be no conflict with Environment Policy 13 or General Policy 2 (g) of the Strategic Plan.
7.8 The property has no near neighbours and so the proposed development would not have any effect upon residential amenity. Similarly, it would have no implications for parking or highway safety; and no other concerns have been raised.
8.0 CONCLUSION
8.1 For the reasons given above, the proposed extension would not increase the externally measured floor area of the existing dwelling by more than 50%; and it would not be harmful to the character and appearance of the host property or wider Area of Special Landscape or Coastal Value and Scenic Significance. It would therefore be acceptable in the countryside.
8.2 The extension would not be at unacceptable risk of flooding and it would not increase flood risk elsewhere. With approprate conditions, it would not be detrimental to the adjacent trees or watercourse and it would have no other harmful effects. The proposed development would therefore comply with the relevant policies of the Development Plan and it is recommended for approval accordingly.
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.
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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: 04.02.2026
Determining Officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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