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Application No.: 25/90175/B Applicant: Mr Michael Hodgson Proposal: Erection of two-storey rear extension Site Address: Rowany Cottage Rowany Drive Port Erin Isle Of Man IM9 6LP Planning Officer: Hamish Laird Photo Taken: 14.05.2025 Site Visit: 14.05.2025 Expected Decision Level: Officer Delegation Recommended Decision: Refused Date of Recommendation: 21.05.2025 _________________________________________________________________ Reasons for Refusal R : Reasons for Refusal O : Notes attached to reasons - R 1. The proposed development is unacceptable because the bulk and scale of the first floor addition, its flat roofed nature and use of pale coloured weatherboard compared to the existing white painted render of the dwelling would result in a bulky, overbearing addition to the dwelling which would be out of scale, proportion and keeping with the existing structure. As such, the new first floor extension would appear incongruous and would have an unacceptably detriment visual impact of the character of the site and the surroundings, which in this location on the built-edge of Port Erin, are semi-rural in nature. This fails to accord with the provisions of General Policy 2 b) c) and g) in the Isle of Man Strategic Plan 2016. - R 2. The proposed development is unacceptable because the addition of the Juliet Balcony serving the new first floor lounge above the extended garage would provide views out over the property's south-east side garden of the side elevation of No. 2 Fairway Drive, which whilst having a wooden close-boarded boundary fence marking the common boundary, has its kitchen window in this side elevation. Whilst No. 2 Fairway Drive, is set at a lower level than the dwelling at Rowany Cottage, and is some distance from it (approx. 23 metres), despite this distance, it is considered that this height difference and relationship would result in direct overlooking of this window giving rise to an unacceptable increase in overlooking and loss of privacy to occupants of this neighbouring property. This fails to accord with the provisions of General Policy 2 g) and Environment Policy 23 in the Isle of Man Strategic Plan 2016. _________________________________________________________________ Right to Appeal It is recommended that the following organisations should be given the Right to Appeal: Port Erin Commissioners - who advised in comments received on 1/4/25, that: "The Board advised that they resolved to support the proposal." Highways Services - No objection
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The site comprises an individually designed two storey, detached dwelling with single flat roofed garage attached to its southern side. It lies in a row of c. 1970's dwellings on the western side of Rowany Drive, just north of its junction with Fairway Drive, all of which have their principle elevations facing to the north-west or west where they look out over the golf course. The land level slopes downwards from north to south across the site. There is a single storey side extension between the dwelling and garage to the southern side which provides a first floor balcony. Access is derived to the south of the dwelling directly onto Rowany Drive. - 1.2 Dwellings to the rear (west) in Fairway Close are a mix of predominantly single storey units with the occasional 2-storey, unit which are sited at a lower level and have their rear aspects facing the rear garden and balcony/decked area serving the application dwelling. The site lies in the settlement boundary for Port Erin.
2.0 THE APPLICATION - 2.1 The full application proposes: "A rear extension to extend the kitchen, bathroom and utility rooms by 1.7m. The existing garage is also proposed to be extended to the rear by 1.275m. On the first floor the extension will be achieved using dormers finished with pale coloured weatherboard. The first-floor accommodation will include an enlarged Bedroom 3, an En-suite Shower and a new first floor lounge with Juliet balcony above the garage. Access to the firstfloor extension will be provided by a new spiral stair. The walls of the extension and garage will be finished with white render to match the walls of the existing house and garage.
Car Parking: The integral garage will be extended providing car parking for one car, the two existing car parking spaces on the driveway will be retained.
Electric Car Charging Points: Two electric car charging points will be provided outside of the garage.
Cycle Parking: Space will be provided at the rear of the property for secure storage of two bicycles."
3.1 None recorded. - 4.0 Planning Policy
4.1 The site lies within the settlement boundary for Port Erin in a 'Predominantly Residential' area as shown on Map 7, "Port Erin/Port St Mary/Ballafesson" in the Area Plan for the South 2013.
4.2 The site is not in a Flood Risk Area or Conservation Area and none of the buildings on site are Registered. - 4.3 As such, the following parts of the Strategic Plan are relevant:
General Policy 2: "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:
5.1 Port Erin Commissioners - holding reply sent 26/2/25. Comments received (1/4/25): The Board advised that they resolved to support the proposal.
5.3 Highways Services (26/2/25) advised as follows: "Highway Services HDC has no interest (NHI) in: 25/90175/B."
5.5 At the report drafting stage (17/4/25), no letters of objection or other third party representations had been received. - 6.0 ASSESSMENT
6.1 The fundamental issues to consider in the assessment of this planning application are:
Visual impact
6.2 In design terms, the existing dwelling appears as an oddity in the street scene in that it has a white painted rendered finish to its walls; a mono-pitch roof over the main element of living accommodation with chimney stacks in each end gable; a dual pitch roofed, single storey, rear element and flat-roofed garage and first floor outdoor balcony area over a flatroofed ground floor extension attached to its south side. It is older than adjoining dwellings in Fairway Close which are generally single storey, with roughcast rendered walls under concrete tiled roofs, the larger single and 1 ½ storey dwellings in Fairway Drive to the south; and, the 2 No. blocks of flats at 1-4 and 5-8 Fairways Court with their attendant garage block close to the sites northern boundary.
6.3 The proposed works involve alterations mainly to the rear to extend the kitchen, bathroom and utility rooms by 1.7m; and, to extend the existing garage to the rear by 1.275m. On the first floor, the extension would involve the introduction of a flat-roofed dormer above the garage and shower and utility room which would cover the extended ground floor footprint. This would result in the first floor flat-roofed dormer extending across the width of the rear of the dwelling where presently there is a dual pitch, slate roofed, 1 ½ storey element adjacent to the existing flat roofed garage. The first floor dormer extensions would be finished with pale coloured weatherboard compared to the existing white painted render of the dwelling. The first-floor accommodation would include an enlarged Bedroom 3, an en-suite Shower and a new first floor lounge above the garage. The lounge would be served in the south-east facing side elevation by a pair of patio doors creating a Juliet Balcony. Access to the first-floor extension by a new spiral stair is internal. The existing balcony/terrace on the south side of the dwelling would be retained.
6.4 The rearward extension of the kitchen, bathroom, utility room and garage in conjunction with the enlarged Bedroom 3, en-suite Shower and new first floor lounge, which would be contained within a flat-roofed dormer type structure would, in part, be screened from views from the road by the bulk of the existing dwelling and by the flat-roofed garage block which stands on higher ground immediately to the north serving flats 5-8 in Block 2 at Fairway Court. Views from the rear of the site would be curtailed by the presence of the detached dwelling at No. 16 Fairway Court. However, the bulk and scale of the first floor addition; its visibility from the Rowany Drive/Fairway Drive road; its flat roofed nature; and, use of pale
2 Fairway Drive, from the potential for overlooking and loss of privacy arising from the addition of the Juliet Balcony serving the new first floor lounge above the extended garage would result in undue harm to its occupants residential amenities. This would be contrary to the provisions of Policy GP2 g; and, ENV22iii) in the Adopted Isle of Man Strategic Plan 2016.
Vehicle parking and highway safety
6.9 It is noted that the proposal will not result in the loss of any existing on-site parking provision. It is considered that sufficient parking spaces would remain on site for vehicle parking and the proposals would not give rise to additional on-street parking in the vicinity of the site. DoI Highways has expressed no highway interest in the proposals. It is considered that in respect of parking provision, the proposals are acceptable and accord with the provisions of Policies T4 and T7 in the Isle of Man Strategic Plan 2016.
7.1 For the above reasons, it is concluded that the planning application would result in an incongruous form of development out of keeping with the character of the existing dwelling; the site and its semi-rural surroundings; and, that it would result in harm to the use and enjoyment by its occupants of neighbouring property at 2 Fairway Drive, through overlooking and loss of privacy. It would fail to comply with the provisions of General Policy 2 b) c) and g) of the Isle of Man Strategic Plan 2016, and is recommended for refusal. - 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
8.1 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).
8.2 Article A10 sets out that the right to appeal is available to:
8.3 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. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
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 : Refused Date : 23.05.2025 Determining Officer
Signed : S BUTLER Stephen Butler Head of Development Management
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