**Document:** 07.A-PLANNING Statement
**Application:** 25/90226/B — Installation, replacement and extension of balconies with glass balustrades; erection of ground floor terracing and steel-framed steps to new balcony; replacement of lower and upper floor windows with French window
**Decision:** Permitted
**Decision Date:** 2025-04-29
**Parish:** Braddan
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/33997-braddan-62-groudle-replacement-extension/documents/1084738

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# 07.A-PLANNING Statement

07.A
321_62 Groudle Road  •  Onchan  •  Sian + Gareth Davies
horncastle:thomas
a r c h i t e c t s + d e s i g n e r s
©
ISSUE
28/02/2025
A3
Planning statement
Update to include additional terrace area; alterations to terrace levels; wall around planting; new door to garage
A
01/04/2025
03
DESCRIPTION • DESIGN PRINCIPLES
+ NATURE OF PROPOSAL

The property and its neighbour, 60 Groudle Road, were
constructed as 'handed' plans of each other so that the side
elevations of the kitchens of each house were facing one
another.
60 Groudle Road has recently undergone a significant
extension to provide an additional, better integrated, living
space adjoining the original kitchen, as well as a small
additional apartment, connected to the house on the lower
level, to accommodate visiting parents whilst granting them
some independance within the property.
This development also included an enlarged balcony
adjoining the new first floor space, built on the garden side
with the main balcony space being in front of the original
kitchen.
These alterations and extensions were approved in
application 16/00121/B, permitted 17.03.2016
Following these alterations, the distance between the
windows of each property (kitchen in no 62 and the side of
the living space (secondary windows) is now 32.5m.
The proposal to enlarge the existing kitchen balcony
northward and to create a wrap-around balcony on the west
side elevation (4m depth) would result in a distance of 28.5m
between the secondary windows of the new space in
60 Groudle Road and the edge of the proposed balcony.
On considering the suitability of introducing the side terrace,
we have referred to the 'Residential Design Guide 2021'
(DEFA Planning and Buidling Control Directorate), see note
below (04.1)
The materials for the proposed terrace are a painted steel
structure with timber decking and glass balustrades.
The existing poor quality balustrades on the living room
balcony and dining room juilette balcony would be replaced
with glass balustrades to match the new balcony.
Direct access to the garden would be provided from the
balcony to three terraces at differing heights, located to
take better advantage of afternoon and evening sun.
The terrace at the bottom of these steps would be approx
1.240m above the main garden level; two steps up is the
adjacent highest and smallest terrace, approx. 1.240m above
the main garden level; with the edges of these two being
protected by raised planting on two sides bounded by a stone
wall to match the stone plinth surrounding the lower ground
floor of the house, along with a lower terrace on the third side
and a glass balustrade on the house side.
The purpose of the height of these terraces is to reduce the
length of the new staircase from the balcony to a minimum
and allow for a split in the directions of travel,either south to
built in seating at the foot of the existing bank, below the
garage and around a fire pit or, north to the lower terraces
where there would be a seating area and an area for a built-in
barbecue and dining table (these areas being split by a single
step to break down the space).
This barbecue/ dining space would be approximately 310mm
(two steps up) above the main garden level; the seating area
would be a further two steps up (620mm).
In addition, a new door on to the side terrace would be added,
using the jambs & head of an existing garage window, the
opening extended down to the floor; door to match existing
04
PLANNING POLICY
The site lies within an area designated on the Area Plan for the East
adopted in 2020 as Predominately Residential (Map 6 - Onchan) and
within the settlement boundary.
04.1 'Residential Design Guide 2021'
(DEFA Planning and Buidling Control Directorate):
7.0  Impact on Neighbouring Properties
7.5  Overlooking Resulting in a Loss of Privacy
7.5.3  States that the "20 metre guide" provides a useful way
to identify where overlooking is likely to be a concern in rooms
that face each other, later paragraphs noting that the 20m
distance between windows may be relaxed in some instances.
Although this does not directly apply to the condition under
consideration here (ie between a new external balcony and an
existing secondary window) the proposed distance between
the edge of the new balcony and the side window of the
adjacent propery would be 28m.
7.5.8  We note that any perceived overlooking between the
properties is mitigated by a mature hedge and that, as stated,
although the permanent retention of such a landscaping
feature cannot be guaranteed, it will be to the benefit of both
neighbours to properly maintain the hedge in the future.
As can be seen from the photograph on this page, taken from
the kitchen side window of the application property, although it
does not completely screen the properties at first floor level, it
does help increase the perception of separation between the
houses, even at the first floor level.
04.2 Strategic Policies  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;
(i) 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.
The proposal is in line with the land-use zoning.
It respects the form, scale, massing and appearance of the existing
building and does not detract from the design and siting of the
neighbouring properties.
It signficantly improves the amenity of the dwelling and connection to
its outside spaces.
It does not cause excessive overlooking, overshadowing or loss of
privacy to the neighbour at 60 Groudle Road, the separation distances
being comfortably in excess of those accepted for residential
developments.
The proposal will not be readily discernible from the public highway
resulting in no impact on the streetscene.
Rev.A

![A photograph of a white single-story house with a dark tiled roof, partially obscured by a tall green hedge in the foreground, with a grassy lawn in front.](https://images.planningportal.im/2025/03/7059480.jpg)

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*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/33997-braddan-62-groudle-replacement-extension/documents/1084738*