Officer Report

Application No.: 25/90333/B Applicant: Mr Chris Millar Proposal: Extension to front elevation of existing detached garage and replacement of garage flat roof with pitched roof Site Address: St Benedicts Glen Auldyn Ramsey Isle Of Man IM7 2AD Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.05.2025 _________________________________________________________________

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.

N 1. Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.

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

Overall, the extension would have no significant impacts to residential amenities nor public amenities to warrant a refusal. It is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan 2016 and the Residential Design Guide 2021.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 02.04.2025.

_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services/Drainage - No Objection

Officer’s Report

1.0 SITE - 1.1 The application site is the curtilage of St Benedicts, Glen Auldyn. Within the curtilage of the application site is a two storey detached dwelling. The application site is situated to the southern side of the highway and to the east of the Glen Auldyn Road. Milntown Estate is to the north of the site.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within an "existing predominately residential use" under the 1982 Development Order. The site is not within a Conservation Area. - 2.2 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."

2.2 Residential Design Guide 2021. - 3.0 PLANNING HISTORY

3.1 The previous planning applications are considered relevant in the assessment and determination of this application; - 3.2 Partial removal of two chimney stacks - 24/00587/B - APPROVED - 3.3 Erection of extension and conversion of garage to provide living space and removal of two bay windows and installation of replacement casement windows to West elevation 24/00588/B - APPROVED - 3.4 Enclose existing porch with a patio door - 11/01172/B - APPROVED - 3.5 Operation of a Reflexology / Complimentary Therapy Treatment Room within dwelling 06/01929/C - APPROVED

3.6 Alterations and extensions to dwelling including erection of one, and relocation of existing conservatory, conversion of garage to a holiday - 04/00803/B - APPROVED - 3.7 (b) Erection of replacement garage and alteration to drive entrance - 03/00908/PART APPROVED

• 3.7.1 (a) Part demolition of garage and replacement with two holiday cottages - 03/00908/B REFUSED

3.8 Erection of shed - 00/00742/B - APPRVOED

- 4.0 PROPOSAL

4.1 The application seeks approval for the extension to front elevation of existing detached garage and replacement of garage flat roof with pitched roof. - 5.0 REPRESENTATIONS

5.1 Highway Services comment there are no highway implications (07.04.2025).

5.2 Highway Services Drainage comment (06.05.2025); "Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads." - 6.0 ASSESSMENT

6.1 The key issues relate to the potential visual impact upon the street scene and potential impact upon neighbouring amenities.

Potential visual impact upon the street scene 6.2 The proposed forward extension of the existing garage and the construction of a pitched roof above the existing flat roof are both considered in terms of its design, proportion, position and finishes, to be acceptable and in keeping with the existing property and would be an acceptable form of development.

6.3 Within the street scene, being a distance to the east of the Glen Auldyn Road, the works would not be especially publically apparent. However, notwithstanding this give there are no concerns with the design approach or the scale of the development. Accordingly, from these respects the proposals would comply with General Policy 2 and the Residential Design Guide 2021. Potential impact upon neighbouring amenities - 6.4 The property most likely to be affected by the works is Lane End which is to the east of the application site. However, given the modest size and height increase of the garage, the existing boundary landscaping and the distance the garage would be form this neighbouring dwelling; it is not considered the proposal would result in a significant overbearing impact or result in a loss of light to warrant a refusal.

7.0 CONCLUSION

7.1 Overall, the extension would have no significant impacts to residential amenities nor public amenities to warrant a refusal. It is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan 2016 and the Residential Design Guide 2021 and therefore it is recommended that the application be approved. - 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:

• 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.

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):

• 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.

8.5 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: 06.05.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

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