**Document:** Officer Report
**Application:** 25/91095/B — Erection of single storey extension to side/east elevation of existing dwellinghouse and widening of existing driveway
**Decision:** Permitted
**Decision Date:** 2026-01-29
**Parish:** Onchan
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/130572-onchan-72-birch-hill-extension-erection/documents/1592291

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# Officer Report

**Application No.:** 25/91095/B
**Applicant:** Mr & Mrs Daniel Metcalfe
**Proposal:** Erection of single storey extension to side/east elevation of existing dwellinghouse and widening of existing driveway
**Site Address:** 72 Birch Hill Crescent Onchan Isle Of Man IM3 3DA
**Planning Officer:** Russell Williams
**Expected Decision Level:** Officer Delegation
**Recommended Decision:** Permitted
**Date of Recommendation:** 28.01.2026
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.

- C 2. The materials to be used in the external finish of the development hereby permitted shall accord with those indicated on Dr No 107 - Proposed elevations and sections. Reason: In the interest of visual amenity in the area.

This application has been recommended for approval for the following reason.

The proposed development is considered to comply with paragraph 8.12.1 and General Policy 2 of the Isle of Man Strategic Plan 2016 and meets with the tests of the advice set out in the Residential Design Guide.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped 19 November 2025 Dr No 101 - Location Plan and Proposed Site Plan Dr No 103 - Existing plans, elevations and photographs

- Dr No 106 - Proposed plans
- Dr No 107 - Proposed elevations and sections
Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Highway Services No objection Onchan Commissioners Objection does not meet the test of a 'Relevant Objection'

## Officer’s Report

### 1.0 THE SITE

1.1 The application site is the residential curtilage of 72 Birch Hill Crescent, Onchan which is a detached bungalow situated to the northern end of Birch Hill Crescent. The dwelling which is finished externally in spar dash render has its steeply pitched roof finished in concrete roof tiles. Part of the front facing gable, however, has stone facing finish.

1.2 The property previously had a flat roofed garage situated at the end of its driveway which can take three cars parked in tandem. This building has now been demolished. The rear garden which includes the position of this demolished building overlooks agricultural fields on its entire northern boundary. Large parts of the eastern boundary border the rear garden of No.70 which has mature landscaping, including trees situated on the boundary.

1.3 The locality is characterised by pitch roofed 1970's to 1980's bungalows with integral or detached flat roofed garages. A number of the dwellings also have flat roofed entrance porches and flat roof dormers

### 2.0 THE PROPOSAL

2.1 The application seeks planning permission for the erection of a single storey extension to the side elevation, connecting to an existing outbuilding, together with the laying f additional hardstanding to create additional parking to the front of the dwelling.

2.2 The extension will create a utility, snug and store with further storage space in the roof.

2.3 The extension will have a pitched roof and will be finished in rendered walls, brown double Roman tiles and white uPVC fenestration to match the original dwelling.

### 3.0 PLANNING POLICY

3.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the East, Map 6, Onchan. The site is not in a flood zone or Conservation Area.

3.2 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."

3.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 is also relevant and states, "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 (RDG) is a material consideration.

### 5.0 PLANNING HISTORY

5.1 22/00761/B - Erection of a detached domestic building - Permitted 6.0 REPRESENTATIONS

6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows: Onchan Commissioners - The Board of Onchan District Commissioners would recommend that the application be REFUSED for the following reason: The proposed extension to the driveway is incompatible or an unacceptable use. It is further highlighted that the existing driveway extension appears not to have planning consent or appropriate access to the Highway.

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. AS109 highway agreement is required for the existing hardstanding driveway access to be dropped (retrospective) and proposed dropped kerb extended footway on the plan.

6.2 No representations have been received from members of the public.

### 7.0 ASSESSMENT

7.1 The key considerations in the determination of the application are:

- Impact upon the character and appearance of the area and building o Transport and highway safety CHARACTER AND APPEARANCE

7.2 The existing dwelling is a simple bungalow set within a residential estate. It is of a typical mid to 20th century style with no discernible architectural character to it. The dwelling has been extended with a flat roof addition at the rear and a recently completed flat roof outbuilding is to the rear corner off the driveway.

7.3 The extension will be situated to the side of the dwelling and its eaves and ridge will tie in with the original roof structure. The positioning of the extension will screen the flat roofed outbuilding from public view which is beneficial to the appearance of the area.

7.4 The proposals will generally be in keeping with the character and appearance of the existing building and will be finished in materials that are reflective of the existing dwelling house which is appropriate.

7.5 The objection of Onchan Commissioners is noted and the extension of the driveway will increase hardstanding and reduce softer landscaping materials, in the form of a small patch of

- lawn. Whether the existing tarmac drive has permission is unclear but even if so, that is not a reason to object to the application in itself.

7.6 Whilst removal of the turf is regrettable, the impact will be very limited in the wider area and there are numerous examples in the vicinity where properties have laid hardsurfacing to the property frontage. This element of the proposal does cause some visual harm, but that is offset by the benefit of screening the flat roof outbuilding with the new extension. Overall the visual impact upon the area is considered to be neutral and no objection is raised by Officers. HIGHWAY SAFETY

7.7 The extended driveway would need t be accessed via the existing drive as permission is not sought for widening of the access.

7.8 The frontage of the property is open with clear visibility across the frontage and for some distance in both direction along the highway.

7.9 The use of the additional section of driveway is not considered to undermine highway safety in the area and it is noted that Highway Services do not object. For these reasons the development is acceptable in transport terms. OTHER MATTERS

7.10 The application has been assessed as being of a scale and siting such that the amenity f neighbouring dwellings will not be adversely impacted. The site is not within a flood zone or Conservation and area it is unlikely to impact upon bats or birds in the area.

### 8.0 CONCLUSION

8.1 The proposed development is considered to comply with paragraph 8.12.1 and General Policy 2 of the Isle of Man Strategic Plan 2016 and meets with the tests of the advice set out in 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:

- Applicant (in all cases);
- a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
- 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):

- 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.

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: 28.01.2026 Determining Officer

Signed : C BALMER Chris Balmer 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.

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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/130572-onchan-72-birch-hill-extension-erection/documents/1592291*