**Document:** Officer Report
**Application:** 25/90980/B — Erection of a dwellinghouse with attached single garage
**Decision:** Permitted
**Decision Date:** 2026-03-05
**Parish:**
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/130552-rushen-land-south-of-garage-erection/documents/1592451

---

# Officer Report

## PLANNING OFFICER REPORT AND RECOMMENDATIONS

**Application No.:** 25/90980/B
**Applicant:** Mr Michael Hodgson
**Proposal:** Erection of a dwellinghouse with attached single garage
**Site Address:** Land South Of Rowany Cottage Rowany Drive Port Erin Isle Of Man IM9 6LP
**Planning Officer:** Russell Williams
**Expected Decision Level:** Officer Delegation
**Recommended Decision:** Permitted
**Date of Recommendation:** 27.02.2026
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.

- C 2. Prior to the first occupation of the development hereby permitted, a soft landscaping scheme shall be submitted to and approved in writing by the Department. The scheme shall include details of all new trees and hedgerows and shall include a landscaping plan, planting specification and a timetable for implementation. Development shall be carried out in accordance with the approved scheme. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased, shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department.

Reason: In order to safeguard the character and appearance of the area and in the interest of biodiversity.

- C 3. The dwellinghouse hereby permitted shall not be occupied until the biodiversity enhancement recommendations set out in Section 5.0 of the Ecology Vannin Biodiversity Mitigation Plan dated June 2025, have been fully implemented on the site.

Reason: To ensure a favourable conservation status is maintained for wildlife and protected species in the area.

- C 4. The driveway and vehicle parking spaces shown on Proposed Block Site Plan dated 20 November 2025, shall be properly consolidated and drained so as to avoid water discharging onto the highway, and the driveway and spaces shall be completed prior to the first occupation of the dwelling and shall thereafter be retained and made available for vehicle parking and turning at all times.

Reason: To ensure that sufficient on-site parking is provided to serve the development in order to avoid unnecessary on-street parking as per the requirements of the Manual for Manx Roads and Transport Policy 7 in the Adopted Isle of Man Strategic Plan (2016).

- C 5. The visibility splays identified on the Proposed Block Site Plan dated 20 November 2025 shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1050 mm in height above adjoining carriageway level. Reason: In the interests of highway safety.
- C 6. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2025 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling, hereby approved shall be carried out without the prior written approval of the Department.

Reason: To control development in the interests of the amenities of the surrounding area and preventing overdevelopment of the site.

- C 7. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2025 (or any Order revoking and/or re-enacting that Order with or without modification), no free standing buildings shall be erected or container for domestic heating purposes for storage of oil of liquid petroleum gas, within the curtilage of the dwelling hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.

Reason: To prevent overdevelopment of the site and to control development in the interests of the amenities of the surrounding area.

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

The development will provide a sustainable development of a suitable infill plot within the established built-up area of Port Erin where the principle of development is acceptable. The proposed design scheme is considered to be acceptable and overall, the development will not give rise to any unacceptable impacts upon residential amenity, highway safety, the character or appearance of the area or flood risk and ecology. The development therefore accords with Spatial Policies 2 and 5, Housing Policies 1 and 4, General Poliucy 2, Environment Policies 4 and 42 and Transport Policies 4 and 7 of the Strategic Plan.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped 20th October and 25th November 2025: Site Location Plan Existing Block Site Plan Proposed Block Site Plan (dated 20 November 2025)

Proposed Ground Floor Plan Proposed Front and Rear Elevations Proposed Left and Right Elevations Proposed Section AA Proposed Roof Plan Site Plan with Tree Survey
Right to Appeal

It is recommended that the owners/occupiers of the following properties should be given the Right to Appeal as they have submitted an objection that meets the specified criteria:

2 Fairway Drive, Port Erin

It is recommended that the following organisations should NOT be given the Right to Appeal: Port Erin Commissioners - Support DOI Highway Services - No objection subject to conditions which have been applied

## Officer’s Report

### 1.0 THE SITE

1.1 The site comprises the residential curtilage of the dwelling known as Rowany Cottage Rowany Drive Port Erin.

1.2 The site is situated within a wider residential estate which looks out to the north and east onto Rowany Golf course. The site is laid to grass with domestic landscaping and is enclosed by fencing and walling. The land has a gentle fall from north to south and is adjoined by Rowany Drive to the East.

1.3 To the south is the detached, L-shaped bungalow and to the north is the applicant's property which is a unique, two storey dwelling with painted render walls and slate roof. Properties in the area have a distinctive mix of dashed render, painted render and facing Brick walls and concrete roof tiles.

### 2.0 THE PROPOSAL

2.1 The application seeks planning permission for the erection of a detached bungalow with single garage and access derived off Rowany Drive to the east.

2.2 The bungalow will provide 3-bedroom accommodation with two bathrooms, lounge and open plan kitchen/diner.

2.3 The dwelling will have a simple pitched roof design with gable ends to the north and south elevations and the frontage facing the highway to the east. To the west will be p[private gardens with a small patio area. The single, flat roof garage will be located to the northern elevation, with two additional parking spaces to the frontage. There will be informal lawns to the front of the property, with a pathway leading to a small entrance porch.

2.4 The bungalow will have a maximum height to eaves and ridge of 2.8m and 4.9m respectively. The garage will have a height of approximately 2.5m to eaves.

2.5 Externally the building will be finished in white rendered walls, grey roof tiles and dark grey uPVC fenestration.

### 3.0 PLANNING POLICY

3.1 The site lies within an area designated on the Area Plan for the South as Predominantly Residential. The site is not within a Conservation Area, Flood Risk zone or area of landscape protection. As such, the provisions of the Strategic Plan are applicable as follows:

3.2 Spatial Policy 2: "Outside Douglas development will be concentrated on the following Service Centres to provide regeneration and choice of location for housing, employment and services:
- Port Erin… Area Plans will define the development boundaries of such centres so as to provide a range of housing and employment opportunities at a scale appropriate to the settlement."

3.3 Spatial Policy 5: "New development will be located within the defined settlements. Development will only be permitted in the countryside in accordance with General Policy 3."

3.4 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."

3.5 Paragraph 7.34: Existing Settlements 7.34.1 Every settlement in the Island has its own individual character and identity which needs to be conserved and enhanced. If such characteristics and qualities are not to be lost, any new development must be appropriate to the locale in terms of scale, siting, design, relationship with other buildings and land uses. Area Plans should identify important spaces within settlements, whether in the form of village greens, squares or areas which simply add to the attractiveness and interest of particular areas which have positive amenity value. It is important to the attractiveness and individuality of centres that over intensive development is voided as well as the gradual merging of towns and villages in order to preserve a sense of identity and sense of place. In terms of existing settlements, in both rural and urban areas, new development will be expected to follow the following design principles. Development will need to:

- i. be of a high standard of design, taking into account form, scale, materials and siting of new

buildings and structures;

- ii. be accompanied by a high standard of landscaping in terms of design and layout, where

appropriate;

- iii. protect the character and amenity of the locality and provide adequate amenity standards

itself;

- iv. respect local styles; and
- v. provide a safe and secure environment.

3.6 Environment Policy 4: "Development will not be permitted which would adversely affect:

- (a) species and habitats of international importance:

- (i) protected species of international importance or their habitats; or

- (ii) proposed or designated Ramsar and Emerald Sites or other internationally important sites.

- (b) species and habitats of national importance:

- (i) protected species of national importance or their habitats;
- (ii) proposed or designated National Nature Reserves, or Areas of Special Scientific Interest;

or

- (iii) Marine Nature Reserves; or
- (iv) National Trust Land.

- (c) species and habitats of local importance such as Wildlife Sites, local nature reserves, priority habitats or species identified in any Manx Biodiversity Action Plan which do not already benefit from statutory protection, Areas of Special Protection and Bird Sanctuaries and landscape features of importance to wild flora and fauna by reason of their continuous nature or function as a corridor between habitats. Some areas to which this policy applies are identified as Areas of Ecological Importance or Interest on extant Local or Area Plans, but others, whose importance was not evident at the time of the adoption of the relevant Local or Area Plan, are not, particularly where that plan has been in place for many years. In these circumstances, the Department will seek site specific advice from the Department of Agriculture, Fisheries and Forestry if development proposals are brought forward."

3.7 Environment Policy 22: "Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of:

- i) pollution of sea, surface water or groundwater;
- ii) emissions of airborne pollutants; and
- iii) vibration, odour, noise or light pollution."

3.8 Environment Policy 42: "New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans."

3.9 Housing Policy 1: "The housing needs of the Island will be met by making provision for sufficient development opportunities to enable 5,100 additional dwellings (net of demolitions), and including those created by conversion, to be built over the Plan period 2011 to 2026."

3.10 Housing Policy 4: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans."

3.11 Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are: Transport Policy 4 and Transport Policy 7.

### 4.0 OTHER MATERIAL CONSIDERATIONS

### 4.1 Residential Design Guide

### 5.0 PLANNING HISTORY

5.1 The following recent application is of relevance to the site:

25/90179/B - Erection of a single storey bungalow with an attached garage. Land South Of Rowany Cottage Rowany Drive Port Erin Isle Of Man IM9 6LP Deemed withdrawn under legislation - 3 October 2025

### 6.0 REPRESENTATIONS

6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows:

Port Erin Commissioners - The Board of Port Erin Commissioners considered the above application at its meeting held on 2 December 2025 and has resolved to support the proposed development.

Ecosystem Policy Team - No objection subject to condition Detailed comments: The Ecosystem Policy Team can confirm that Ecology Vannin's Biodiversity Mitigation Plan dated June 2025 is all in order and that a suitable level of assessment has been undertaken. In order to mitigate the loss of scrub and nesting bird habitat, new native landscaping and the erection of bird boxes are recommended. DOI Highway Services - Initial comments: HDC have looked at the information and plans for application 25/90980/B online and can comment as follows:

- 1. Access visibility splay - the access visibility splay has been incorrectly drawn and measured.

Firstly, the Applicant only needs to achieve 2.4 x 25m for a 20mph speed limit road, with the

- 2.4m setback starting point is taken from the nearest edge of the carriageway. Secondly, the visibility splay must end at the nearest carriageway edge in both directions. Lastly, no visibility splay line must go through third party land, i.e. outside the redline boundary, other than on the adopted highway. The Applicant should revise the visibility splays taken into account the above.

2. Driveway - the driveway appears to have no hardstanding area marked on the plan. The Applicant should update the proposed block plan with a driveway that is clearly defined on all sides, with both spaces being a minimum of 3m width x 6m length dimensions and ideally a footpath from the parking area to the front door of the property adjacent to the dwelling.

The Applicant should address the above issues for HDC to not oppose the application. Secondary comments: Highway Services HDC have reviewed the updated information for application 25/90980/B dated 25 Nov 2025 online and can comment that the Applicant has addressed the previous comments by HDC on access, access visibility and driveway dimensions. Therefore, HDC now do not oppose the application subject to conditions attached to permission on access, access visibility, parking, hardstanding being consolidated and driveway drainage being implemented before first occupation and retained thereafter. A note should be attached to permission that the dropped kerb vehicular access will need to be completed under a S109 highway agreement.

6.2 2 representations have been received from residents of one adjoining property, which can be summarised as follows:
- Position of gable will impact upon outlook and light from/to kitchen window harming amenity;

- Loss of trees contrary to submission statement;
- Potential harm to ecology contrary to EP1;
- Mitigation plan for ecology will not replace what is being destroyed;
- Lack of visibility splay causes harm to highway safety;
- Vehicle speeds are high so revering onto highway is unsafe;

Non material planning considerations:

- Loss of view;
- Historic works affecting PROW;

### 7.0 ASSESSMENT

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

- Principle of development

- Impact on residential amenity
- Impact upon the character and appearance of the area/landscape
- Transport and highway safety
- Other matters

## PRINCIPLE OF DEVELOPMENT

7.2 The application site is located within the defined settlement boundary of Port Erin and is on land zoned as being for Predominantly Residential Use. The site forms part of the private gardens to the adjacent cottage and the size of the plot and its location is considered suitable for development.

7.3 Having regard to Spatial Policy 4 and Housing policy 4, the site is within a sustainable location and the proposed development accords with the zoning of the site. New residential development has been permitted more recently to the east which confirms the suitability of the area for new housing. Having regard to these matters, the principle of development is considered to be acceptable and the proposal complies with Housing Policy 4. IMPACT UPON RESIDENTIAL AMENITY

7.4 The application site is located directly between Rowany Cottage to the north (owned by the applicant) and 2 Fairway Drive to the south. A residential development of 6 dwellings is also being constructed to the east of Fairway Drive and immediately adjacent to the plot of land.

7.5 Objection has been received from the residents of 2 Fairway Drive who have stated that the siting and scale of the bungalow will impact upon light afforded to their north facing kitchen window. It is also reasonable to consider the impact of the proposed dwelling upon outlook from the window. The objector has submitted a number of images and photographs to indicate the impact that they feel will arise from the development.

7.6 The window serving the kitchen of No 2 to the south is within a north facing wall and looks out onto fencing and hedgerow planting, some of which is on slightly higher land virtue of the local topography. The submitted site plan indicates that the southern gable end of the bungalow will be sited approximately 6.5m north of the neighbouring kitchen window and the ridgeline of the roof will positioned adjacent to the window, with the roof then sloping away to the front and rear, reducing the massing of the single storey gable wall. The gable end will have a maximum height of 4.9m to ridge.

7.7 Outlook from the kitchen window is already somewhat compromised by the boundary planting and enclosure. Whilst the proposed dwelling will be visible from the kitchen window, the separation distance is considered to be more than adequate in order to ensure existing views are not significantly reduced.

7.8 Being a north facing window, the opening will be naturally in the shade and the presence of the single storey gable wall 6.5m away will not result in any material loss of light natural daylight.

7.9 Overall the siting of the proposed dwelling is considered to be sufficiently distance from the adjacent property to the south so not to result in any material loss of light or significant harm to outlook from the habitable room. The impact upon residential amenity is therefore considered to be acceptable. IMPACT UPON THE SURROUND AREA

7.10 The area is characterised by single storey and two storey dwellings set within a standard residential estate. The proposed bungalow is generally reflective of the simple character of neighbouring bungalows; regard is also had to the development of 6 two storey dwellings on land to the east which is on the edge of the built-up area.

7.11 The simple design and use of materials present in the area is considered to be appropriate. The plot is capable of accommodating the proposed dwelling, garden and parking area without resulting in a cramped or contrived development.

7.12 The development of this infill plot is not considered to give rise to any significant impact upon the surrounding landscape or built environment.

## - HIGHWAY SAFETY

7.13 The application site will be accessed off Rowany Drive via a new access and driveway that will lead to a single garage and two parking spaces.

7.14 The driveway and access will be served by visibility splays measuring 2.4m x 25m, which is appropriate in this area. The north visibility splay crossed land within the applicant's ownership, outside the red line area, and so its provision and retention can be controlled by condition. With the removal of the boundary wall vehicles will be able to see and be seen with suitable forward visibility, such that any vehicle reversing onto the highway is acceptable and such is common place on immediately neighbouring properties.

7.15 The level of parking is compliant with policy and is, in fact an overprovision of one space.

7.16 Following the submission of the amended Site Plan, Highway Services do not object to the proposed development. The area is relatively lightly trafficked and with visibility splays and parking provision meeting necessary standards, the impact of the development upon highway safety is acceptable. OTHER MATTERS

7.17 The application site forms a grassed residential garden, with domestic shrubs and is void of any trees that would be considered to have amenity value. The application is supported by an ecology survey that assessed the ecological value of the site, development impacts and recommended mitigation measures. Whilst the loss of the greenspace is regrettable, the impact upon biodiversity will be very limited and subject to the imposition of a detailed landscaping plan and compliance with the recommended measures in the ecology survey, the impact upon ecology will be acceptable.

7.18 The development is not within an area of flood risk and there are no heritage assets in proximity and so the development will not impact upon these matters of material planning relevance.

### 8.0 CONCLUSION

8.1 The development will provide a sustainable development of a suitable infill plot within the established built-up area of Port Erin where the principle of development is acceptable. The proposed design scheme is considered to be acceptable and overall, the development will not give rise to any unacceptable impacts upon residential amenity, highway safety, the character or appearance of the area or flood risk and ecology. The development therefore accords with Spatial Policies 2 and 5, Housing Policies 1 and 4, General Poliucy 2, Environment Policies 4 and 42 and Transport Policies 4 and 7 of the Strategic Plan.

8.2 It is therefore recommended that planning permission is granted.

### 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); 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):

- 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: 04.03.2026 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/130552-rushen-land-south-of-garage-erection/documents/1592451*