**Document:** Officer Report **Application:** 25/90182/B — Demolition of conservatory and replacement with extension **Decision:** Permitted **Decision Date:** 2025-04-15 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/33812-braddan-22-copse-replacement-demolition/documents/1082228 --- # Officer Report ## PLANNING OFFICER REPORT AND RECOMMENDATIONS **Application No.:** 25/90182/B **Applicant:** Mr & Mrs Anthony & Honor Hennessy **Proposal:** Demolition of conservatory and replacement with extension **Site Address:** 22 Copse Hill Douglas Isle Of Man IM2 1NE **Planning Officer:** Peiran Shen **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 10.04.2025 _________________________________________________________________ ## 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 does not harm the character and streetscene of the area nor neighbouring amenity. It is considered to comply with the General Policy 2 of the Strategic Plan and is recommended for an approval. Plans/Drawings/Information; This approval relates to the documents, location plan and drawing no's 1723 - 1, 1723 - 2, which have been received on 19th February 2025. Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Douglas Borough Council - No objection Department of Infrastructure - No objection _________________________________________________________________ Officer’s Report 1.0 THE SITE - 1.1 The site is 22 Copse Hill, Douglas, a detached house located on the north of Copse Hill. The house has a front-gabled main building. There is a flat-roof garage, a flat-roof dormer and a conservatory on the southeast elevation. 1.2 Copse Hill runs along a hill, with its higher end at the northwest. It consists of mainly front-gable houses with a single-storey garage on the side. Houses sit on stepped levels along the road. 20 Copse Hil is east of the site. It is at a lower level. 2.0 THE PROPOSAL - 2.1 The proposed is the demolition of the existing conservatory and the erection of a singlestorey flat-roof extension. - 2.2 The extension is approx. 9.15m long and projects approx. 4.6m away from the southwest elevation of the main house. It is slightly higher than the existing garage and the eaves of the existing house. There are windows on the southeast elevation and a double door on the northeast elevation. 3.0 PLANNING HISTORY - 3.1 Erection of conservatory was APPROVED under PA 95/01029/B. 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 (IOMSP) contains the following policies that are considered materially relevant to the assessment of this current planning application: o General Policy 2 (b) (c) (g) - 4.3 The Isle of Man Strategic Plan has no assumption in favour of new development. In decision-making, approval should usually not be granted where a planning application conflicts with the Plan. - 4.4 General Policy 2 (b) (c) and (g) set out design requirements for development, of which they should respect the character of the site itself and its immediate and not-so-immediate surroundings. PPS and NPD - 4.5 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) contains the following guidance that are considered materially relevant to the assessment of this current planning application: - o Section 4.7 Flat Roof Extensions - o Section 7.8 Side Extensions - o Chapter 5 Architectural Details 6.0 REPRESENTATIONS This section is a summary. The original texts of the consultations and comments received are available on the Planning Application Search on the government website. - 6.1 Douglas Borough Council does not object to this application (03.03.2025). - 6.2 DoI Highway Services states there is no highway interested in this application (24.02.2025). ## - 7.0 ASSESSMENT - Elements of Assessments - 7.1 The primary considerations are the impact of the proposal on: - o design of the house - o character and streetscene of the area - o amenities of the neighbouring properties Design of the House 7.2 The proposed extension has a flat roof. This being said, given the existing flat-roof garage. The proposal is not considered to harm the design of the house. Character and Streetscene - 7.3 The top of the extension is visible to the public. However, given that most of the houses have flat-roof side garages, the addition of a flat-roof extension at the rear is not considered to harm the residential character and popular flat-roof appearance of the area. Neighbouring Amenities - 7.4 The window on the southeast elevation is only 5.3m away from the neighbouring house and rear garden. It look towards No.20 is being shielded by existing fences and hedges along the boundary. While the new window is closer to the boundary than the exiting conservatory, the existing hedge is considered still being effective in limit overlooking within an acceptable level. 8.0 CONCLUSION - 8.1 The proposal does not harm the character and streetscene of the area nor neighbouring amenities. Therefore, it is considered to comply with the General Policy 2 of the Strategic Plan and the Residential Design Guide and is recommended for an approval. 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. _____________________________________________________________________________________________________ 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: 14.04.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/33812-braddan-22-copse-replacement-demolition/documents/1082228*