Officer Report

Application No.: 25/90391/B Applicant: Mr Aidan Doherty Proposal: Alterations to window/door openings to convert study into sun room Site Address: 4 Kirby Hill Douglas Isle Of Man IM2 1PA Planning Officer: Paul Visigah Photo Taken: 16.06.2025 Site Visit: 16.06.2025 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 17.06.2025 _________________________________________________________________

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 commencement of the development hereby approved, details of all external finishes, including the manufacturer's details, specification and colour of all the materials to be used in the external finish for the approved development shall be submitted to and approved in writing by the Department.

The development shall be carried out strictly in accordance with the approved details and retained as such thereafter.

Reason: To ensure that the development is carried out to the highest standards of materials, in the interests of the appearance of the development and the visual amenities of the area. This application has been recommended for approval for the following reason.

The proposed alterations comply with General Policy 2, Strategic Policy 3, and Strategic Policy 5, ensuring that the development integrates harmoniously with the existing dwelling while enhancing its architectural quality. The introduction of full-height glazing and timber cladding aligns with Environment Policy 42, promoting material cohesion and landscape integration. Additionally, the modifications respect the established townscape character in accordance with General Policy 2(c), ensuring minimal visual impact beyond the site. The retention of privacy measures, including strategic fenestration placement and natural screening, upholds General Policy 2(g) and Community Policy 7, preventing undue overlooking or disturbance to neighbouring properties. By maintaining residential amenity and contributing positively to the

built environment, the proposal represents a well-considered enhancement to the existing dwelling. Plans/Drawings/Information; This approval relates to the documents and plans received 14 April 2025. _________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal:

• o Douglas City Council - as they have no objections.
• o Highway Services DOI - as they have no objections. _________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is the residential curtilage of 4 Kirby Hill, Saddlestone, Douglas, a two-storey detached dwelling located on the northeastern side of Kirby Hill, as you enter the cul de sac. The existing dwelling consists of a two-storey pitched roof main dwelling, a single-storey pitched-roof garage, and a single-storey pitched-roofed rear extension which serves a study. - 1.2 The rear garden of the property sits on a lower site level when compared to the property to the west (6 Kirby Hill), while its sits about higher than the neighbour at 2 Kirby Hill by between 800mm to 1m. A stepped timber fence defines the boundary with No. 2, while most of the boundary with No. 6 and Cummal Beg (11 Ballaughton Manor) to the north is defined by trees and mature landscaping with rises to about 7m on some sections. - 1.3 There are no direct single storey views between the application dwelling and 2 Kirby Hill unless an observer stands along the boundary of both properties' due to the changing topography between both properties and the existing fencing on the boundary.

2.0 THE PROPOSAL - 2.1 Planning approval is sought for Alterations to window/door openings to convert study into sunroom. The proposed changes would include:

• a. Altering the north elevation of the rear single storey extension to replace the existing single large window with a new set of full height windows, and a corner window.
• b. Removing the single window on the east elevation and replacing it with a new set of patio doors and a corner window connected to the corner window to the north elevation.
• c. Installing a new 1140 x 1180mm Velux rooflight of the roof plane.
• d. Cladding the external wall of the extension in natural cedar or Scottish larch or composite timber in a dark grey/brown finish. Cladding to be set in vertical boards.

2.2 New windows and doors to be dark grey/black UPVC or Aluminium units. There would be no changes to the roof finish. There would be no change to the sewerage and surface water management on site.

- 3.0 PLANNING POLICY

3.1 Site Specific

• 3.1.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East. The site is not within a Conservation Area or Registered Tree Area and there are no registered trees on site. The site is also not prone to flood risks, as only a small section of the northern site boundary sits within an area with low likelihood of surface water flood risks.

3.2 National: STRATEGIC PLAN (2016)

• 3.2.1 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:

• 1. General Policy 2 - 'Development Control' considerations.
• 2. Paragraph 8.12.1 - General presumption in favour of extensions to existing properties (excluding Conservation Areas or Registered Buildings).
• 3. Strategic Policy 1 - Efficient use of land and resources
• 4. Strategic Policy 2 - Development focussed in existing towns and villages
• 5. Strategic Policy 3 - Development to safeguard character of existing towns and villages.
• 6. Strategic Policy 4 - Seeks to 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; and (c) not cause or lead to unacceptable environmental pollution or disturbance.
• 7. Strategic Policy 5 - Design and visual impact.
• 8. Environment Policy 42 - character and need to adhere to local distinctiveness.
• 9. Community Policy 7 - Designing out criminal and anti-social behaviour
• 10. Community Policy 10 - Proper access for firefighting appliances
• 11. Community Policy 11 - Prevention for the outbreak and spread of fire

- 4.0 OTHER MATTERIAL CONSIDERATIONS

4.1 Residential Design Guide (2021)

• 4.1.1 This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.
• 5.0 PLANNING HISTORY

5.1 There is no previous application for the site, or the immediate vicinity considered materially relevant to this application. - 6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

6.1 DOI Highways have no interest (15 April 2025).

6.2 Douglas City Council has no objection (15 May 2025). - 6.3 No comments have been received from neighbours.

- 7.0 ASSESSMENT

7.1 The key considerations of this application are the visual impact on the house itself, and on the character and street scene, and the amenities of the neighbours.

- 7.2 VISUAL IMPACTS (GP2, STP3, STP5, & RDG 2021)

• 7.2.1 The proposed alterations maintain the existing footprint and scale of the single-storey rear extension, ensuring that the fundamental proportions of the dwelling remain intact. While no change occurs to the extension's overall structure, the introduction of full-height windows and corner glazing alters its visual presence, replacing solid sections of wall with a light, open composition that enhances the relationship between internal and external spaces. Additionally, the inclusion of a Velux rooflight, positioned discreetly within the roof plane, ensures the original massing remains undisturbed while subtly improving natural illumination within the extension.
• 7.2.2 A more notable transformation arises from the introduction of timber cladding, a material not previously found on the dwelling's façade. This modification presents a departure from the established external finishes, introducing a new layer of textural contrast. However, rather than standing as an abrupt addition, the natural tones of cedar or Scottish larch, as well

• as dark grey/brown composite timber, would work to create a cohesive transition between the built environment and the surrounding landscape. The presence of mature trees and dense boundary planting within the rear garden serves as a critical integrating factor, softening the introduction of timber and allowing it to blend harmoniously with its contextual surroundings. Through this balanced approach, the proposal respects General Policy 2(b) by ensuring that modifications acknowledge and respond sensitively to site characteristics, materials, and design principles.
• 7.2.3 In terms of impacts on the immediate street scene, it is considered that the proposed alterations are confined entirely to the rear extension, meaning they will not be visible from adjoining highways or neighbouring streets. The site's boundary treatments, including existing fencing, mature trees, and dense vegetation, create an effective visual enclosure, ensuring that the alterations remain hidden from public vantage points. This complies with General Policy 2(c), which seeks to prevent unnecessary disruption to established townscape character. Additionally, Environment Policy 42 emphasizes the need for new development in existing settlements to respect the identity of the locality, particularly in terms of open spaces and landscape integration. Here, the northern boundary's planting plays a vital role in ensuring that the extension's new finishes and window arrangement settle comfortably within its surroundings, further mitigating any potential visual contrast between new and existing materials.
• 7.2.4 While the timber cladding introduces a new architectural feature to the dwelling, its positioning within the rear garden setting ensures it does not create an intrusive visual shift. Instead, its contextual relationship with surrounding landscaping allows for effective integration, aligning with Strategic Policy 3(b), which encourages materials that complement local character while avoiding unnecessary disruptions.
• 7.2.5 Furthermore, the dark grey/black window and door frames, alongside the vertical timber cladding, reinforce the contemporary refinement of the rear elevation, ensuring that the alterations conform with the overall design language of the property which is modern. These elements contribute to a balanced composition, supporting Strategic Policy 5, which seeks to ensure that architectural enhancements make a positive contribution to the built environment.

- 7.3 IMPACT ON NEIGHBOURS (GP2, CP7 & RDG 2021)

• 7.3.1 The revised fenestration layout introduces full-height windows and corner glazing, but its placement remains sensitive to existing boundary conditions. The stepped timber fence separating No. 2 Kirby Hill provides effective screening, minimizing any potential sightlines, while the mature planting between No. 6 Kirby Hill and Cummal Beg ensures a natural visual barrier. As a result, direct views between properties remain limited, ensuring the proposal aligns with General Policy 2(g), which seeks to protect residential amenity. Likewise, the Velux rooflight, positioned within the roof plane, enhances internal daylight penetration without introducing additional form of overlooking. This ensures that the development remains in harmony with adjacent residences, complying with the provisions of GP 2(g) and the principles promoted by the Residential Design Guide.
• 7.3.2 Given that the alterations are limited to changes in windows, doors, and external finishes, there is no modification to the overall height, scale, or massing of the rear extension. Consequently, there will be no additional overshadowing or overbearing effects on neighbouring properties.
• 7.3.3 The conversion of the study into a sunroom remains entirely within the scope of residential use, introducing no external noise-generating elements such as outdoor entertainment areas. As the proposal does not alter the scale or function of the dwelling, it does not create new sources of environmental disturbance or impact neighbouring properties. Furthermore, Community Policy 7 emphasizes the importance of design solutions that minimize

or prevent anti-social impacts. In this case, the careful positioning of new glazing elements, in combination with existing landscape buffers, ensures that the alterations do not lead to undue privacy concerns or increase noise transmission between properties. The combination of thoughtful design choices and natural screening reinforces the principle that the development is both appropriate to the site and respectful of neighbouring amenity.

• 7.3.4 Overall, the proposed alterations maintain the residential character of the dwelling without introducing any undue impacts on neighbouring properties. The careful positioning of new glazing elements, combined with existing landscape buffers, ensures privacy remains protected while preventing any potential for increased noise or disturbance. In line with Community Policy 7, which advocates for design measures that minimize anti-social impacts, and General Policy 2(g), which seeks to protect residential amenity, the alterations will not affect the character of the locality beyond typical day-to-day activity, reinforcing their suitability within this established residential setting.

- 8.0 CONCLUSION

8.1 In conclusion, the proposed alterations successfully balance modern refinement with contextual sensitivity, ensuring compliance with General Policy 2 and Strategic Policy 3. The introduction of full-height glazing and timber cladding respects the dwelling's proportions while integrating with the landscape, aligning with Environment Policy 42. As changes are confined to the rear extension, the design maintains townscape character (General Policy 2(c)) and minimizes impact on neighbours (General Policy 2(g) and Community Policy 7). Privacy remains protected through strategic fenestration and landscape buffers. With refined materials and a contemporary aesthetic, the proposal enhances the built environment in accordance with Strategic Policy 5. Ultimately, the development is a thoughtful and cohesive enhancement, ensuring suitability within this established residential setting. - 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:

• o 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. _____________________________________________________________________________________________________

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: 18.06.2025 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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