373242

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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 25/91187/B Applicant : Mr & Mrs Vicky & Ronnie Brown Proposal : Erection of single storey extension to rear elevation Site Address : 28 High View Road Douglas Isle Of Man IM2 5BH

Senior Planning Officer: Jason Singleton Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 23.02.2026 __

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.

This application has been recommended for approval for the following reason. the proposed rear extension would comply with Strategic Policy 2, Spatial Policy 1, General Policy 2 and Environment Policy 42 of the Isle of Man Strategic Plan (2016). The application is therefore recommended for approval.

Plans/Drawings/Information;

This decision relates to drawings and supporting information submitted on 22nd January 2026, referenced; C-P-1111-00 A C-P-1111-01 B C-P-1111-02 B __

Right to Appeal

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

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Officer’s Report

1.0 THE SITE 1.1 The application site is the residential curtilage of 28 High View Road, Douglas, which is characterised as a two-storey semi-detached dwelling located on the southern side of High View Road which backs onto the Inner Circle cul-de-sac. 1.2 The street scene is characterised by similar dwellings which offer similar architectural styles, with most of which have long narrow rear gardens that are only assessed via the property with no side pedestrian gates. These garden areas are hidden from public view due to the nature of the topography. 1.3 To the rear of the property is a two storey outrigger biased to one half of the width of the property and finished to match the host property with a spar dash finished and hipped tiled roof.

2.0 THE PROPOSAL 2.1 Proposed is the erection of a single storey, rear extension of the existing study/lounge to create a larger open plan, kitchen diner. The proposed footprint would measure 3.0m x 2.5m with glazed patio doors to the rear opening into the garden and masonry wall to the side. Most of the vertical elements would be finished in a painted pebble-dash render and a pitch tiled / natural slate roof to match the house and to incorporate a single velux window (1.2m x 800mm). 2.2 The propose works are solely contained to the rear elevation of the dwellinghouse.

3.0 PLANNING POLICY LOCAL PLAN 3.1 In terms of land use designation, the application site is within an area recognised as being predominantly Residential on the Area Plan for the East - Map 4 - Douglas. 3.2 The property is not within a Conservation Area or a Flood Risk Zone. The site is not located within a Registered Tree Area; however, a registered tree is situated adjacent to the site frontage, near the pedestrian footway.

STRATEGIC PLAN 3. The following policies from the 2016 Strategic Plan are considered pertinent in 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 5 Design and visual impact Spatial Policy 1 Douglas is the main town General Policy 2 General Development Considerations Environment Policy 42 Designed to respect the character and identity of the locality 3.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." OTHER MATERIAL CONSIDERATIONS 3.5 Residential Design Guidance 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 property.

4.0 PLANNING HISTORY None.

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5.0 REPRESENTATIONS 5.1 Douglas City Council commented (11/02/26) with no objection. 5.2 Highways Services commented has not commented at the time of writing.

6.0 ASSESSMENT The fundamental issues to consider in the assessment of this planning application are; (i)

• Principle of development (SP3) (ii)
• Design and visual impact (STP5, GP2b,c, EP42) (iii)
• Impact upon neighbouring amenity (GP2, g) (i) PRINCIPLE 6.1 The site falls within the settlement boundary of Douglas and an area zoned for residential development, and principally would be in general in accordance with SP1. There is a general presumption in favour of extensions to existing properties (para 8.12.1) and provided such development would not have an adverse impact on either adjacent properties or the surrounding area, as assessed below. (ii) VISUAL IMPACT 6.2 The proposed extension at the rear in a single storey height with a pitched roof is an acceptable form of development for increasing the floor area for residential use. The proposed extension would be introducing a new built form on the rear elevation and in terms of size, height and the general appearance, it would be considered proportionate to the rear elevation and designed to serve that specific purpose in terms of a larger kitchen / diner extension. When finished to match the rear elevation it will ensure the built form is visually in keeping with the character and appearance of the dwellinghouse. 6.3 When viewing the proposed extension, it would not be readily visible from a public vantage point given the dwellinghouse would screen the proposed built form. However any views off the rear elevation from the neighbouring properties to the rear, would be of the rear elevation and would be read within the residential context of the property and the surrounding streetscene. 6.4 This aspect is deemed to be an acceptable form of development without harming the visual character and quality of the streetscene or to the property itself in accordance with STP5, GP2(b,c) and Ep42. (ii) NEIGHBOURING AMENITIES 6.5 The level and scale of the single storey development proposed here, especially being contained to the rear elevation of the property are considered to be relatively modest and not judged to cause harm to the neighbouring amenity through any overlooking leading to a loss of privacy, or would have an overbearing impact that could also result in a loss of light, specifically those to the sides. 6.6 In this case, the design of the extension being limited to single story and it's siting on the rear of the dwelling, has not resulted in any objections or comments from the adjoining neighbours having been previously notified of the application. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g).

7.0 CONCLUSION 7.1 The planning application would be an acceptable form of development within a defined residential area that has been designed to ensure that it would not harm the host dwelling in terms of visual appearance nor would the use and enjoyment of neighbouring properties amenities be affected by the proposals. 7.2 As such the proposals would comply with Strategic Policy 2, Spatial Policy 1, General Policy 2 and Environment Policy 42 of the Isle of Man Strategic Plan (2016). The application is therefore 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

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(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); 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.

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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: 25.02.2026

Determining Officer

Signed : C BALMER

Chris Balmer

Principal Planner

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