Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 25/90693/B Applicant: Drummond Holdings Ltd. Proposal: Erection of second floor to existing dwelling within new raised roof with 2 no. dormer windows and flat roof addition, replacement porch, application of external cladding and alterations to windows and doors. Site Address: Wits End Dandy Hill Port Erin Isle Of Man IM9 6HN Planning Officer: Russell Williams Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.01.2026 _________________________________________________________________

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. No development shall commence until a schedule of materials and finishes and samples of the materials to be used (including colours) in the construction of the external surfaces, including walls, dormer finishes and roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and retained as such thereafter. Reason: In the interests of the character and appearance of the site and surrounding area.

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

The proposal is considered to be of an acceptable scale, design and finished appearance such that it complies with General Policy 2, Housing Policy 16 and Environment Policy 36 of the Strategic Plan, together with the Residential Design Guide.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped 16 July and 23 December 2025:

• 10-00 Location and Site Plans
• 11-01 Existing Plans
• 12-01 Existing Elevations and Sections 10-02A RevF Proposed Plans 12-02A RevC Proposed Elevations and Sections

_________________________________________________________________ Right to Appeal

It is recommended that the following organisations should be given the Right to Appeal on the basis that they have submitted a relevant objection: Port Erin Commissioners

_________________________________________________________________ Officer’s Report

1.0 THE SITE - 1.1 The application site is the curtilage of Wits End, a two storey mid terraced dwelling located on the southern side of Dandy Hill in Port Erin. The application site is set above Shore Road and Port Erin Bay, with views across open space and bay to the north. - 1.2 The existing dwelling is finished in rendered walls with a slate roof and white uPVC fenestration. The building has a flat roof porch and double height bay windows to the principle elevation. - 1.3 The building is lower than those adjoining dwellings to the east and west, which are also of a differing design and finished appearance.

2.0 THE PROPOSAL - 2.1 The application has been amended and now comprises the raising of the roof and construction of two dormer windows to the front elevation and construction of a flat roof extension to the rear roof elevation, with a new pitched roof porch. - 2.2 The proposals will allow the creation of a new third floor within the roof space, comprising an en-suite bedroom. Existing accommodation will also be rearranged internally to provide modern living space. - 2.3 The dwelling will have new finished applied, with smooth cast render and rendered cladding to the walls and dormer cheeks, slate tiles, black uPVC fenestration and rainwater goods.

- 3.0 PLANNING POLICY

3.1 The site lies within an area designated as Predominantly Residential on the Area Plan for the South. The site lies in close proximity to the draft Port Erin Conservation Area but is not within and Area of High Landscape or Coastal Value and Scenic Significance or a Flood Risk Zone. - 3.2 Strategic Policy 4 (in part): "Proposals for development must: (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; - 3.3 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."

3.4 Environment Policy 36 states that "where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area." - 3.5 Environment Policy 42 states that "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..." - 3.6 Housing Policy 16 states that "The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."

- 4.0 OTHER MATERIAL CONSIDERATIONS

4.1 Residential Design Guide - 5.0 PLANNING HISTORY

5.1 14/00674/B - Installation of replacement windows to front elevation - Permitted

5.2 25/90987/B - Installation of decking with glass balustrade to front garden area - Not yet determined. - 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 12 August 2025 and has resolved to raise an objection that it feels that the proposals are not in keeping with the area and also noted the property sits within the proposed draft conservation area. DOI Highway Services - No comment.

Senior Registered Building Officer - Original objection. Secondary comments on amended scheme: The amended are a significant improvement on the previous design. Given the form of the historic properties to the right of the site (as viewed from the promenade), it would have been nice if the bay windows had perhaps extended through the eaves to form the second floor accommodation as per the form of those properties. However, the form as now proposed is probably acceptable in terms of the impact on the surrounding townscape.

Request condition for a sample of the 'smooth cladding board' that is specified on the proposed drawing.

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: Design and impact upon the character and appearance of the building and area Impact on residential amenity DESIGN

7.2 The application has been amended from the original submission, which proposed a large single dormer window within the same raised roof extension. The original dormer window had a contemporary appearance with a large amount of glazing to it. The rear flat roof extension was also far larger than the revised proposal and cumulatively those proposals were deemed to cause unacceptable harm to the character and appearance of the dwelling and its setting.

7.3 The proposal includes the raising of the roof, which is an acceptable form of extension given how the building currently sits much lower between the two dwellings either side. The raised eaves and ridge line will remain below those of the adjoining dwellings retaining the subservient appearance within the terrace and street scene. The works to raise the roof are therefore acceptable in design terms. - 7.4 The design of the revised dormer windows to the front elevation is more traditional in appearance, with two smaller pitched roof dormer windows to the frontage. The scale and massing of the dormer windows within the new roof is considered to be acceptable and will not detract from the appearance of the building or area.

7.4 To the rear roof of the extended dwelling, it is proposed to construct a flat roof, dormer style extension that will accommodate a new second floor en-suite bathroom. The size of this element has been reduced significantly from the original submission and the bulk and visual impact is now much reduced. The rear of the terrace and application site cannot be seen from public vantage points and so whilst a flat roof addition would not ordinarily be appropriate, the lack of public viewpoints means that the impact will be limited to the appearance of the building only, and the nearby draft CA will not be harmed. On balance, the rear roof extension is considered to be acceptable. - 7.5 Finally, the application proposes the construction of a new porch to the front, which will be an improvement over the current entrance. - 7.6 The overall impact of the proposed extensions and works to the dwellinghouse are now considered to be of an acceptable scale, design and finished appearance, as confirmed by the Registered Building Officer removing his objection. The development will have an acceptable visual impact upon the original building and street scene and will not cause any unacceptable harm to the character or appearance of the draft Conservation Area. RESIDENTIAL AMENITY - 7.7 The development proposed limited alterations that may be perceived to impact upon the amenity of neighbouring properties and residents. It is noted that there have been no objections from members of the public or interested parties on amenity grounds. - 7.8 The positioning of windows to the front of the dwelling will not give rise to any loss of privacy and the new window to the rear serves a bathroom and will be obscure glazed as a result. - 7.9 Works to the roof will be sited between the gable walls of adjoining dwellings and will not give rise to any harm to the outlook or light afforded to neighbouring rooms or gardens. - 7.10 The impact of the development upon residential amenity is acceptable.

- 8.0 CONCLUSION

8.1 The proposal is considered to be of an acceptable scale, design and finished appearance such that it complies with General Policy 2, Housing Policy 16 and Environment

• Policy 36 of the Strategic Plan, together with the Residential Design Guide. It is recommended that the development be permitted.
• 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):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o 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 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 : 18.02.2026 Determining Officer

Signed : S BUTLER Stephen Butler Head of Development Management

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