**Document:** Officer Report **Application:** 25/90722/B — Conversion of attached garage to utility and store; replacement of garage door with door and windows (retrospective) **Decision:** Permitted **Decision Date:** 2025-09-08 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/33227-braddan-grianane-replacement-conversion/documents/1141847 --- # Officer Report **Application No.:** 25/90722/B **Applicant:** Mr John Dunning **Proposal:** Conversion of attached garage to utility and store; replacement of garage door with door and windows (retrospective) **Site Address:** Grianane Groves Road Douglas Isle Of Man IM2 1JD Principal Planner: Chris Balmer **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 03.09.2025 _________________________________________________________________ ## Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions This application has been recommended for approval for the following reason. Overall, it is considered the proposal would comply with the relevant policies of the Isle of Man Strategic Plan and Residential Design Guide having no significant impacts upon public or private amenities. Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 01.08.2025 _________________________________________________________________ Right to Appeal None _________________________________________________________________ Officer’s Report 1.0 SITE - 1.1 The application site is the curtilage of Grianane, Groves Road, Douglas which is two storey (dormer bungalow) property located on a corner plot with New Castletown Road to the northwest and Groves Road to the southwest. 2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within an area of "Predominately Residential Use" under the Area Plan for the East. The site is not within a Conservation Area. 2.2 Due to the zoning of the site and the proposed works the following policy is most relevant in the determination of the application: - 2.3 General Policy 2 states: "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." 2.4 Residential Design Guide 2021. 3.0 PLANNING HISTORY - 3.1 There are no previous applications which are considered relevant to the determination of this proposal. 4.0 PROPOSAL - 4.1 The application seeks approval for the conversion of attached garage to utility and store; replacement of garage door with door and windows (retrospective). 5.0 REPRESENTATIONS - 5.1 Douglas Council have no objection (22.05.2018). 6.0 ASSESSMENT - 6.1 The key issues relate to the potential visual impact upon the street scene. Potential visual impact upon the street scene - 6.2 The proposed works would be publicly apparent when passing the site along Groves Road, albeit from limited places, namely the entrance to the site. However, the works in terms of the design, form and size are considered to be appropriate within this site. There is sufficient parking for at least two cars on the existing driveway. Accordingly, it is considered the proposal would comply with General Policy 2 and the Residential Design Guide from these respects. 7.0 CONCLUSION - 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle of Man Strategic Plan and Residential Design Guide having no significant impacts upon public or private amenities and therefore it is recommended that the application be approved. 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 (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: - 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. 8.5 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: 03.09.2025 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/33227-braddan-grianane-replacement-conversion/documents/1141847*