**Document:** Officer Report **Application:** 25/90168/B — Erection of garage and east elevation ground floor extensions, installation of dining room bay window, conversion of loft space to additional accommodation, internal alterations to create utility room and loft space access, installation of external windows, relocation of oil tank to dedicated detached enclosure **Decision:** Permitted **Decision Date:** 2025-04-07 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/33829-braddan-the-hague-conversion-garage/documents/1082458 --- # Officer Report ## PLANNING OFFICER REPORT AND RECOMMENDATIONS **Application No.:** 25/90168/B **Applicant:** Mr Gregory Pye **Proposal:** Erection of garage and east elevation ground floor extensions, installation of dining room bay window, conversion of loft space to additional accommodation, internal alterations to create utility room and loft space access, installation of external windows, relocation of oil tank to dedicated detached enclosure **Site Address:** The Hague 8 Governors Road Onchan Isle Of Man IM3 1AU **Planning Officer:** Russell Williams **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 04.04.2025 _________________________________________________________________ ## 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. - C 2. The development shall be completed in accordance with the materials as indicated on approved drwg no. 2405-103. Reason: In the interests of the character and appearance of the site and surrounding area This application has been recommended for approval for the following reason. The proposed development is of an acceptable design, scale and finished appearance and will not give rise to any adverse impacts upon visual or residential amenity. The proposals therefore comply with General Policy 2 of the Strategic Plan and the Residential Design Guide. Plans/Drawings/Information; This approval relates to the following drawings and documents received on 14 February 2025: - 2405-100 Site and Location Plan - 2405-101 Floor Plans - 2405-102 Existing Elevations - 2405-103 Proposed Elevations Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Onchan Commissioners No objection DOI Highway Services NO objection DOI Highway Drainage No objection _________________________________________________________________ Officer’s Report 1.0 THE SITE - 1.1 The application site comprises a detached two storey dwellinghouse located to the southern side of Governor's Road, Onchan. - 1.2 The dwelling is finished externally in clay brick and rendered walls with section of clay hanging tile at first floor level. - 1.3 The property has two vehicular accesses off the highway, with one serving a small garage to the northwest side of the property. 2.0 THE PROPOSAL - 2.1 The application seeks planning permission for single storey extensions, external alterations to windows and the relocation of an existing oil tank to a new enclosure. - 2.2 The single storey extensions include a 4.0m long addition to the rear of the garage and the construction of a new bay window to the south elevation. - 2.3 A number of new windows are proposed to the north south and east elevations of the dwelling. - 2.4 The works will be finished in materials to match the original dwelling, being clay brick, render, hanging tile and painted timber fenestration. The rooflights will be aluminium and conservation style units. - 2.5 The plans and description include a number of internal alterations to the building, but the internal remodelling does not require planning permission. ## - 3.0 PLANNING POLICY 3.1 The application site is identified on Map 6 (Onchan) of the Area Plan for the East as being zoned for Predominantly Residential development. The site is not within a Conservation Area, Flood Zone or AHLV. - 3.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application: - 3.3 General Policy 2: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: - (a) is in accordance with the design brief in the Area Plan where there is such a brief; - (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; - (c) does not affect adversely the character of the surrounding landscape or townscape; - (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; - (e) does not affect adversely public views of the sea; - (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; - (g) does not affect adversely the amenity of local residents or the character of the locality; - (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; - (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; - (j) can be provided with all necessary services; - (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; - (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; - (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and - (n) is designed having due regard to best practice in reducing energy consumption." 3.4 Para 8.12.1 of the IMSP states that "Extensions to Dwellings in built up areas or sites designated for residential use 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." - 4.0 OTHER MATERIAL CONSIDERATIONS 4.1 The Residential Design Guide is a material consideration. - 5.0 PLANNING HISTORY 5.1 There is no planning history of material planning relevance to the proposals. 6.0 REPRESENTATIONS 6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows: Onchan Commissioners - Recommend approval. DOI Highway Services - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking. A S109 highway agreement will be required for the extended dropped kerb footway. DOI Highways Drainage - Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads. Recommendation: Applicant should be aware of and comply with the clauses above 6.2 No representations from interested parties have been received. - 7.0 ASSESSMENT 7.1 The key considerations in the determination of the application are: - o Impact upon the character and appearance of the dwelling o Impact upon residential amenity ## IMPACT UPON THE CHARACTER AND APPEARANCE OF THE DWELLING 7.2 The dwellinghouse is one of a traditional yet relatively individual design that uses high quality materials combined with an architectural style that creates visual interest and a positive impact upon the street scene. 7.5 The proposed alterations to the dwelling are generally reflective of the original building, with the proposed bay window to the rear replicating an existing bay and the size and design of the new windows also replicating the original openings. The proposed new rooflights are to be a Conservation Style and flush fitting and such will reduce the visual prominence within the play clay tiled roof. - 7.6 The single storey extension to the east elevation is very modest in scale and sits quietly to the side of the dwelling where it will have no discernible visual impact. Similarly, the single storey extension to the rear of the existing garage is modest in scale and its design and appearance are a simple continuation of the original building. - 7.7 Overall, the design and appearance of the extensions and alterations are in keeping with the character and appearance of the dwelling and comply with General Policy 2 and the Residential Design Guide. IMPACT UPON RESIDENTIAL AMENITY - 7.8 The single storey extensions are located either side of the dwelling and between properties. The site is well enclosed and both neighbouring properties have garages to the adjoining boundaries. - 7.9 The scale and siting of the extensions will not give rise to any loss of outlook from private gardens or habitable rooms within neighbouring properties and similarly there will be no significant loss of light resulting from the proposals. - 7.10 The proposed windows do not result in any additional overlooking of neighbouring properties and so privacy is maintained. Overall, the impact of the development upon residential amenity is acceptable. OTHER MATTERS - 7.11 The extension to the garage will result in the removal of one modest domestic tree and its removal is not considered to cause any unacceptable harm to amenity in the area. - 7.12 The relocation of the oil tank and construction of a new enclosure around the tank is of an acceptable design and visual appearance and cannot be seen from outside the site, being within the rear garden. - 7.13 Highway Services note the need for a license if the dropped kerb is to be extended but such is not proposed by the application and there is no change in hard surfacing or drainage to the driveway proposed. As such any surface water flows will be unaffected by the proposal. There is an existing ACO drain across the site frontage that already captures surface water and this will be unaffected. ## - 8.0 CONCLUSION 8.1 Having regard to the above matters, the proposed development is of an acceptable design, scale and finished appearance and will not give rise to any adverse impacts upon visual or residential amenity. The proposals therefore comply with General Policy 2 of the Strategic Plan and the Residential Design Guide. The application is therefore recommended for 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. 9.5 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. 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: 07.04.2025 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/33829-braddan-the-hague-conversion-garage/documents/1082458*