Officer Report
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No.: 25/91005/MCH Applicant: Hartford Homes Proposal: Minor change to 22/00675/B (Full approval for a residential development comprising up to 320 dwellings) to provide for finish changes to house types A1, A2, B1, B2, C, D, E, F, G, H, J, N and V, and house type changes to Plots 1 to 205 and 281 to 320 Site Address: Fields & Part Fields 524202,524978 524930,524765,524224,524225,524226 Land East Of Braddan Road Braddan IM2 2RA Planning Officer: Peiran Shen Recommended Decision: Permitted Date of Recommendation: 20.02.2026 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. This decison provides for the APPROVAL of changes relating to:
Change housing types of twenty-seven plots Change layout of houses Altering driveways of four houses Removing all cladding from finishes Change the finishing design of most houses types Additional detailing to windows, including reverting to white frames, white eaves and
white facias Inclusion of facing brick plinth and feature courses. Inclusion of brick cills and heads, to window and door openings (to certain plots as
shown on proposals drawings) Added variations in entrance canopy designs Change in entrance door and garage door designs
Plans/Drawings/Information; This approval relates to the documents and:
planning statement, material schedule, housing schedule, CGIS, drawing no. 52 Rev E, 52 Rev F, 51 Rev F, 51 Rev E; 174, 173, 172; 57 Rev E, 57 Rev D, 56 Rev F, 56 Rev E, 54 Rev F, 54 Rev E, 53 Rev E, 53 Rev D; 140 Rev A, 140 Rev B, 134 Rev B, 133 Rev B, 116 Rev B, 115 Rev B, 114 Rev B, 113
Rev B, 111 Rev B, 110 Rev B, 109 Rev B, 108 Rev B, 106 Rev B, 105 Rev B, 104 Rev B, 103 Rev B, 101 Rev B, 100 Rev B;
158 Rev A, 108 Rev D, 105 Rev C, which have all been received on 24th October 2025; drawing no. 113 Rev E, 104 Rev C, 103, Rev D, 101 Rev D, 100 Rev D, 01C which have all been received on 2nd December 2025; drawing no. 106.1, 109.2, 113.2, 113.3, 115.2, 133.2; 106 Rev D, 109.1 Rev B, 109 Rev D, 115.1 Rev C, 115 Rev F, 133.1 Rev B, 133.3, 133 Rev E, which have all been received on 22nd January 2026; and drawing no.
113.1 Rev B, 115.3 which have been received on 17th February; and drawing no.
109.3 which has been received on 20th February. ___________________________________________________________________
Officer’s Report
INTRODUCTION The following application is to be assessed against the criteria set out in Part 3 - Minor Changes Applications of the Town and Country Planning (Development Procedure) Order 2019, specifically Articles 21, 22, 23 and 24.
BASIS OF APPLICATION
- 21(1) At least one of the following applies:
- - this is the only minor changes application that has been made in respect of any particular grant of planning approval;
- - any previous minor changes application has been either refused or withdrawn;
- - the minor changes application seeks approval only for the installation of low carbon technology; or
- - all previous minor changes applications have related solely to the installation of a low carbon technology.
- - PASS - relates to 22/00675/B for Residential development comprising up to 320 dwellings, a nursery and a neighbourhood centre with associated highway and pedestrian / cycle access and infrastructure, drainage, landscaping and public open space together with approval in principle for a 2-form entry primary school and associated access/infrastructure.
- 2. Low Carbon Technology and Permitted Development
- 21(3) The application relate to the approval of low carbon technology and would it be
Permitted Development if the building which it is to serve were substantially complete (if this test is passed, ignore section 3).
- N/A
- 3. Limitations on when a Minor Change Application may be made
- 21(2)(a) The Minor Change Application relates to the grant of planning approval in respect of
a building
- PASS - relates to the erection of houses
- 21(2)(b) The application specifies what minor changes are being sought
- PASS - the cover letter states: Change housing types of twenty-seven plots (8% out of 320)
Change layout of houses, which generally means switching the position of the garage and the living room while varying in sizes and form as well Altering driveways of four houses due the change in layout Removing all cladding from finishes Change the finishing design of most houses types, including removing cladding Additional detailing to windows, including reverting to white frames, white eaves and white facias Inclusion of facing brick plinth and feature courses. Inclusion of brick cills and heads, to window and door openings (to certain plots as shown on proposals drawings Added variations in entrance canopy designs Change in entrance door and garage door designs
- 21(2)(b) The application specifies why the applicant considers the minor changes to be of a minor nature
- - PASS - included in planning statement by applicant.
- 21(2)(c)(i) The Minor Change Application does not increase the number of dwellings or buildings for which planning approval has been granted
- 21(2)(c)(ii)The Minor Change Application does not increase the net external footprint of a building for which planning approval has been granted where this would increase the total floor plan by more than 5% or result in any part of the development being located closer to the curtilage of an adjacent dwelling.
- PASS - no individual house has an increase over 5% and overall is also under 5%
- 21(2)(c)(iii) The Minor Change Application does not alter the site for which planning approval has been granted and which was defined by a red line on the site location map by changing that line
- 21(2)(c)(iv) The Minor Change Application does not make material changes to the vehicular access arrangements for which planning approval has been granted
- PASS - the four altered driveways has no material impact vehicular access arrangements
- 21(2)(c)(v) The Minor Change Application does not alter the conditions (if any) which have been imposed
- - PASS - no changes. Condition 34 on material and finishes may needs to a new AIRC application. Condition 5 ask for site access to Braddan Road to be completed "in broad accordance" with details shown on an approved drawing. Changes have since been made under the advice of Highway Services, which is considered to still comply with the condition by the Office. While these changes to the access are shown on the plan they are not part of this application and, therefore, have not been assessed.
- 21(2)(d)The Minor Change Application has not been made where the parent approval is less than 21 days old, subject to an undetermined appeal or has expired
- - PASS - original application approved on 10.07.2024 APPLICATION CONTENT
- 22(3)(a) Application Form
- Site location plan (with red/blue lines)
- The planning approval that is the subject of the application
- Explanation of changes being applied for and reasons why
- If relevant, drawings of the proposed minor changes with buildings and structures
amended to indicate the changes o Flood risk assessment is not necessary in this case
- 22(3)(b) Provision of other documents specified on form but not in Schedule 1
- - PASS - Housing Schedule
- - PASS - dealt with at submission
- 22(6) Such further info as Department may request prior to determination (has anything further been requested and provided?
- PASS - none requested DETERMINATION
- 23(1)(a) The Minor Change does not significantly increase the size or scale of the development in question
- - Pass - The changes proposed do not significantly increase the size or scale of the development in question
- 23(1)(b) The Minor Change does not significantly change the nature of the development in question
- - Pass - the nature of the development in question remains unchanged.
- 23(1)(c) The Minor Change does not result in an approval which, at the time of approval, complied with a Development Plan, National Policy Directive or a Planning Policy Statement, ceasing to do so
- - PASS - remains compliant. Given the overall pallet of materials are the same, other than cladding being removed and windows changing colour, the overall appearance of the streetscene is not materially altered.
- 23(1)(d) The Minor Change does not result in new or increased adverse impacts on adjoining or neighbouring properties or highway safety or having a significant or disproportionate impact on the environment (irrespective of whether such impacts might be outweighed by other considerations)
- - PASS - The changes are internal to the estate and do not alter impact on its surroundings. The alteration of driveways are not considered to impact highway safety and parking usability. The additional windows are for bathrooms and utility rooms and are unlikely to create unreasonable overlooking. Same for some side door that swap sides on a house. The changed appearance mostly keeps the character created by the original approval.
The changes does not have increased adverse impact on neighbouring properties, highway safety or environment
- 23(1)(e) The Minor Change is not more than minor and is not of a magnitude to warrant a new application
- PASS - While the changes are numerous, including changes in house types for 27 plots, the combined changes are not so different from the 320 houses approved before that they require a new application.
- 23(1)(f)The Minor Change does not otherwise fundamentally change the basis on which the grant was originally made.
- PASS - basis of original approval remains the same.
- 23(2) If it does not do any of the above, must then be considered. - is the application considered acceptable?
- PASS - acceptable as a minor change.
- 23(3) Comments on the application has been received from DCC and Highway Services. However, the minor change process does not require consultation. The assessment is
procedural and not relates to material considerations, as a full application does. Therefore, these comment are not considered when assessing this minor change application.
NOTICE OF DECISION
- 24(2)(a) Set out whether all or some of the changes are accepted
- Change housing types of twenty-seven plots Change layout of houses Altering driveways of four houses Removing all cladding from finishes Change the finishing design of most houses types Additional detailing to windows, including reverting to white frames, white eaves and
white facias Inclusion of facing brick plinth and feature courses. Inclusion of brick cills and heads, to window and door openings (to certain plots as
shown on proposals drawings) Added variations in entrance canopy designs Change in entrance door and garage door designs
- 24(2)(b) Set out whether any elements are refused, the reasons for that.
- N/A
I can confirm that this decision has been made by the Head of Development Management 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 : 20.02.2026 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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 services/customers and archive records.
