**Document:** Officer Report
**Application:** 25/90860/B — Replacement of existing conservatory with single story extension to rear elevation including alterations to external doors and fenestration
**Decision:** Permitted
**Decision Date:** 2026-01-28
**Parish:** Arbory
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/130544-arbory-fairview-main-road-replacement-extension/documents/1592552

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# Officer Report

## PLANNING OFFICER REPORT AND RECOMMENDATIONS

**Application No.:** 25/90860/B
**Applicant:** Mr & Mrs Sean & Laura Quine
**Proposal:** Replacement of existing conservatory with single story extension to rear elevation including alterations to external doors and fenestration
**Site Address:** Fairview Main Road Colby Isle Of Man IM9 4AE
**Planning Officer:** Lucy Kinrade
**Photo Taken:** 20.11.2025
**Site Visit:** 20.11.2025
**Expected Decision Level:** Officer Delegation
**Recommended Decision:** Permitted
**Date of Recommendation:** 26.01.2026
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.

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

Principle for works to an existing dwelling in a residential area is accepted. The works are to the rear and therefore not expected to result in any change from public view or streetscene. The existing dwelling is traditional but has been extended previously at the rear and the dwelling is capable of accommodating the additional flat roof extension at the rear without resulting in any new or significant adverse visual harm and without causing any harm to the amenity of the immediate neighbours. The paving and steps works are considered acceptable, and the oil tank relocation is now deemed acceptable given the approval of 25/90998/C. Overall the alterations and extensions to the existing dwelling including the steps, paving works and oil tank are all considered acceptable and to meet with the tests of General Policy 2 (b, c, g) and Environment Policy 42 of the Isle of Man Strategic Plan 2016 and not to undermine Community Policies 7,10 and 11, and Infrastructure Policy 5

Plans/Drawings/Information; This approval relates to the following:

- - drawing numbers 2025-01 and 2025-03 both date published online 12 Sep 2025 and

- - drawing numbers 2025-02 Rev A and 2025-04 Rev A both date published online 18 Sep 2025.
Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal:
- Rushen and Arbory Commissioners - in support
Officer’s Report THE SITE

1.1 The application relates to Fairview, Main Road, Colby. THE PROPOSAL

2.1 Proposed is the extension and alteration of the existing house to create additional living space at the rear.

2.2 The proposal includes the following works:

- Removal of rear conservatory and replacement with flat roof extension
- Removal of rear glazing lantern and paving over
- Reformation of rear external stairs in to rear yard
- Relocation of oil tank.

2.3 During a review of the application it became apparent that the proposed oil tank location fell within field 424837 and outside of the established residential curtilage, the red line also encapsulating that part of the field. It was sought that either the application be updated to include the change of use of the field into garden or a separate application submitted. A separate planning application for the extension of the residential curtilage has now been submitted and also includes its immediate neighbours who have all extended their gardens into the field without prior approval. PA 25/90998/C was heard at Planning Committee on 26/01/2026 and approved unanimously.

## PLANNING HISTORY

3.1 The site and surrounding properties have been subject to a number of previous applications for alterations and extensions, and the creation of off-road parking, although none are considered specific in this case, with exception to PA 25/90988/C which is considered relevant and shall be taken into account when considering the oil tank relocation for this proposal:
- PA 25/90998/C - Change of use of part of field 424837 to extend the residential curtilage of five dwellings (retrospective) - Approved at Planning Committee 26/01/2026. PLANNING POLICY

4.1 The site lies within an area zoned as 'residential' on the Area Plan for the South 2013. The site is not within any Conservation Area and is not recognised as being at any flood risk. There are no registered trees on the site.

### 4.2 LOCAL PLAN / AREA PLAN -

- 4.2.1 Section 3.19 and 3.20 refers to Arbory and the general strategy and implications of landscape character assessment including;

- the need to protect tranquil, rural character and open views;
- consider sensitive location of new buildings and use of screen planting,
- avoiding the physical or visual amalgamation of roadside housing;
- the protection and enhancement of the identity of Ballabeg and Colby by conserving the rural character of adjacent landscapes.

4.3 ISLE OF MAN STRATEGIC PLAN 2016:

- Strategic Policy 1 - make best and efficient use of sites and utilising existing infrastructure

- Strategic Policy 2 - new development directed to towns and villages
- Strategic Policy 5 - promotes good design
- Paragraph 8.12.1 - principle in favour of extensions to dwelling sin residential areas
- General Policy 2 - general development standards including visual and amenity
- Environment Policy 42 - Designed to take into account local character and identity
- Community Policy 7 - designed to prevent criminal and antisocial behaviour;
- Community Policies 10 & 11 - implement best practice so as to reduce the outbreak and spread of fire
- Infrastructure Policy 5 - methods for water conservation

4.5 Reference any relevant PPS or NPD

- None

### 5.0 OTHER MATERIAL CONSIDERATIONS

### 5.1 Legislation

- Section 143 of the Equality Act (2017) places a duty on public bodies to promote equality, eliminate discrimination, advance equality of opportunity and foster good relations.
- Town and Country Planning (Permitted Development) Order 2025 (PDO) - Class 18 Domestic Fuel Storage Tanks

5.2 Policy/Strategy/Guidance o Residential Design Guidance 2021

6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. 6.1 Rushen and Arbory Commissioners - in support (27/10/2025)

6.2 The following were consulted but no response received at the time of writing the report 26/01/2026:
- DOI Highway Services

### 7.0 ASSESSMENT

7.1 Aforementioned in 2.3 of this report, this application was on hold awaiting the outcome of a separate planning application for the extension of the residential curtilage at the rear to address the unlawful garden extension works and where the proposed oil tank is to be relocated. This was approved at planning committee 26/01/2026 under PA 25/90998/C. On this basis this application can now proceed and assessment given to the proposed alterations and extensions to the main house and relocation of the oil tank.

7.2 The proposed works are all located to the rear of the dwelling where there are no public views from the main road. So, the key issues in this case relate to the visual impact on the house itself and whether there are any neighbouring amenity impacts. Consideration will also be given to the steps and paving works and the relocation of the oil tank.

### 7.3 Visual Impact

- 7.3.1 The existing dwelling is traditional in its character and appearance, although has already been subject to some changes at the rear with an existing rear pitched roof outrigger along with a flat roof extension and glazed conservatory. The proposal will result in the loss of the existing non-traditional conservatory and its replacement with a further 4.3m flat roof extension to the existing flat roof element. This resulting in an overall flat roof projection of

- 7.6m from the main dwelling.

- 7.3.2 The Residential Design Guide 2021 covers differences between good and poor designed flats roofs and provides some examples. Good designs might include the incorporation of parapet or contemporary styles, while poor design may have large felt or grp finishes. It indicates that poorly designed flat roofs or those replicating existing poor flat roofs should be resisted, although it does caveat that the "examples are just that examples. There are a variety of styles and designs which can be undertaken to sit well with the existing property and one example indicated may not be appropriate in all cases" and "careful consideration of the finishes of the extension needs to be given to avoid a jarring being existing and new.".

- 7.3.3 There is already an existing flat roof situation at this site, the proposal does make this situation worse, but the continuation in this case helps to prevent any jarring and provides a uniform appearance at the rear. It does have some negative impact on the existing dwelling, and this might be more apparent when compared to other pitched roof extensions visible from the rear gardens of properties along this stretch, however taking into account the existing flat roof and the non-traditional conservatory - the proposal is not expected to make significantly worse the overall appearance at the rear and this considerably weighs in favour of the proposal. The continuation of the flat roof here also helps to maintain cohesion and prevent a hodgepodge of roof finishes across the rear, and its low height helps to maintain the subordinate compared to the main house.
- 7.3.4 Overall the visual impact of the extension is considered acceptable in this specific case and not to result in any harm to public views, nor to result in any significant adverse visual impacts from the rear of neighbouring properties.

### 7.4 Amenity Impact

- 7.4.1 The topography here means that the applicants garden along with its neighbours all sits at a level much higher than the main road, creating a split-level arrangement. The proposed rear extension works are contained towards the western side and so likely to be most affected is 'Cronk my Chee'. During the site visit it was noted that there is a large stone boundary wall separating the two and this boundary coupled with the low-level flat roof height ensuring no overbearing or overshadowing impacts as a result of the extension works, and there are no new side elevation windows changes to warrant a concern.
- 7.4.2 The proposed extension is considered to have an acceptable impact on neighbouring amenity.

7.5 Other works - steps, paving and oil tank

- 7.5.1 The dwelling has a split level design and so the removal of the roof lantern and its replacement with paving will have a neutral impact and is not considered to be of any visual or amenity concern. Similarly the change to the rear access steps are unobjectionable and not resulting in any visual or amenity harm.
- 7.5.2 The approval of the extended curtilage now means the oil tank remains inside of the residential curtilage. The PDO 2025 allows for a degree of oil tank relocation as long as it's within the residential curtilage and meets with all the relevant conditions. On the basis of the information provided the proposed location would be unobjectionable.

### 7.6 Other Matters

- 7.6.1 Being works to an existing dwelling, the proposal is not considered to result in any new or increased adverse impacts beyond the existing situation on antisocial behaviour, water conservation, fire spread or access by emergency vehicles, and therefore considered to align with Community Policies 7, 10 and 11, and Infrastructure Policy 5.

### 8.0 CONCLUSION

8.1 Principle for works to an existing dwelling in a residential area is accepted. The works are to the rear and therefore not expected to result in any change from public view or streetscene. The existing dwelling is traditional but has been extended previously at the rear and the dwelling is capable of accommodating the additional flat roof extension at the rear without resulting in any new or significant adverse visual harm and without causing any harm to the amenity of the immediate neighbours. The paving and steps works are considered acceptable, and the oil tank relocation is now deemed acceptable given the approval of 25/90998/C. Overall the alterations and extensions to the existing dwelling including the steps, paving works and oil tank are all considered acceptable and to meet with the tests of General Policy 2 (b, c, g) and Environment Policy 42 of the Isle of Man Strategic Plan 2016 and not to undermine Community Policies 7,10 and 11, and Infrastructure Policy 5.

### 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: 27.01.2026 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/130544-arbory-fairview-main-road-replacement-extension/documents/1592552*