**Document:** Officer Report **Application:** 25/91174/B — Erection of single storey extensions to rear and two storey extension to front elevations with alterations to doors and fenestration **Decision:** Permitted **Decision Date:** 2026-02-19 **Parish:** Ramsey **Document Type:** report / officer_report **Source:** https://planningportal.im/a/130586-ramsey-kalista-windsor-grove-extension-erection/documents/1592140 --- # Officer Report **Application No.:** 25/91174/B **Applicant:** Mr & Mrs Michael Devine **Proposal:** Erection of single storey extensions to rear and two storey extension to front elevations with alterations to doors and fenestration **Site Address:** Kalista Windsor Grove Ramsey Isle Of Man IM8 3ED Principal Planner: Chris Balmer **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 17.02.2026 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. Overall, the extensions would have no significant impacts to residential amenities nor public amenities to warrant a refusal. It is considered the proposals would comply with the relevant policies of the Isle Of Man Strategic Plan 2016 and the Residential Design Guide 2021. Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 11.12.2025. Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Local Authority - No Objection ## Officer’s Report ### 1.0 SITE 1.1 The site represents the residential curtilage of Kalista, Windsor Grove, Ramsey which is a 1950's two storey detached dwelling, located to the eastern end of the residential cul-de-sac Windsor Grove. ### 2.0 PLANNING POLICIES 2.1 In terms of local plan policy, the application site is within an area recognised as being within a "predominately residential use" under the Ramsey Local Plan. The site is not within a Conservation Area. 2.2 General Policy 2 of the Strategic Plan is considered applicable, which 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." 2.2 Residential Design Guide 2021. ### 3.0 PLANNING HISTORY 3.1 The following previous planning application is considered relevant in the assessment and determination of this application; 3.2 Extension to rear of dwelling - 99/01077/B - APPROVED ### 4.0 PROPOSAL 4.1 The application seeks approval for the erection of single storey extensions to rear and two storey extension to front elevations with alterations to doors and fenestration. 4.2 The new single storey extension would have a rear depth of 3.6m, a width of 2.3m and a height ranging between 3.4m and 3m. The proposal would have a flat roofed construction with a parapet wall which is externally finished with red terracotta Rosemary clay tile fascia. The external walls are finished with a brick to match the existing. 4.2 The front two storey extension, would have a depth of 1.6m, a width of 4.9m and a height ranging between 4.7m and 3.3m due to the lean-to roof design. The roof would be - finished with red terracotta Rosemary clay tile. The external walls are finished with a brick and painted render to match the existing. ### 5.0 REPRESENTATIONS 5.1 Ramsey Commissioners comment (22.01.2026); "I am directed by the Ramsey Town Commissioners to request that you defer any decision on the above application until such time as the Commissioners have had the opportunity to fully consider the plans. The Board meet on Wednesday 18th February, 2026, following which I will contact you again." ### 6.0 ASSESSMENT 6.1 The key issues relate to the potential visual impact upon the street scene and potential impact upon neighbouring amenities. Potential visual impact upon the street scene 6.2 The proposed extension to the front elevation in terms of its design, proportion, position and finishes are in keeping with the existing property and would be an acceptable form of development. The rear extension being flat roof is not necessarily appropriate, albeit the use of Rosemary hanging roof tiles to fascia and its modest size and not publicly apparent are considered acceptable in this case. 6.3 Within the street scene, the rear works would not be publicly apparent. The proposal to the front elevation would be acceptable and raise no harm to the character of the property or street scene. Accordingly, from these respects the proposals would comply with General Policy 2 and the Residential Design Guide 2021. Potential impact upon neighbouring amenities 6.4 The properties most likely to be affected by the works are The Haven to the southeast and Beulah to the southwest of the application site. However, given the design, scale, height, distances and boundary treatments to these properties, it is not considered the potential impacts would be so significant to warrant a refusal. ### 7.0 CONCLUSION 7.1 Overall, the extension would have no significant impacts to residential amenities nor public amenities to warrant a refusal. It is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan 2016 and the Residential Design Guide 2021 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): - any appellant or potential appellant (which includes the applicant); - the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; - any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and - 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: 19.02.2026 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/130586-ramsey-kalista-windsor-grove-extension-erection/documents/1592140*