Officer Report

Application No.: 25/90886/B Applicant: Mr & Mrs David & Rachel Williams Proposal: Replacement of existing annex and porch with single-storey extension to side and rear elevations incorporating balcony to front elevation Site Address: Glengyle Bradda West Road Port Erin Isle Of Man IM9 6PL Planning Officer: Vanessa Porter Photo Taken: 21.10.2025 Site Visit: 21.10.2025 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 17.11.2025 _________________________________________________________________

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.

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

It is concluded that the planning application accords with the provisions set out in General Policy 2, Paragraph 8.12.1, and Strategic Policies 3 (b) and 5, Environment Policy 42, and Transport Policy 7 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 3rd October 2025;

• o Site Plan - Existing
• o Drawing No. 1792-11
• o Drawing No. 1792-12
• o Drawing No. 1792-13
• o Drawing No. 1792-14 Rev A

_____________________________ Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal: Port Erin Commissioners - No objection The National Annexe Planning Consultancy - No objection

_________________________________________________________________ Officer’s Report THE SITE

1.1 The application site is within the residential curtilage of "Glengyle," Bradda West Road, Port Erin which is a semi detached two storey dwelling with rooms in the roofspace situated to the North West of Bradda West Road. The property has a driveway suitable for three cars with a front garden directly in front of the dwelling and a rear garden which leads to Bradda West Lane. - 1.2 Due to the elevation gain of the site, which slopes upward South to North, the dwelling is situated at a higher elevation that the main road, with the garden to the rear being stepped. - 1.3 The dwelling situated to the East of the site is situated at a slightly lower elevation gain that the application site. - 1.4 To the front of the site is on street parking. THE PROPOSAL

2.1 The current application seeks approval to demolish the existing single storey extension erect a single storey extension which is L shaped, which is to have a lean to roof to the side elevation and pitched roof to the rear elevation. The extension is to measure approximately between 12.15m and 4.5m in length and approximately 2.9m to 5.51m in width. The proposed height of the extension is approximately 4.575m to the front elevation and 3.836m to the rear elevation. - 2.2 The proposal is to provide a kitchen/ dining room with utility room and WC, with a balcony to the front elevation. - 2.3 The proposal also includes a cut out of the proposed roof to facilitate window access to a window at first floor level. - 2.4 The proposal also includes two velux rooflights to the rear roofscape of the main dwelling. PLANNING HISTORY

3.1 The following are previous applications upon the site; PA17/01227/C - Additional use of residential property as self-catering tourist accommodation Permitted PA99/01137/B - Installation of two new windows, patio door and velux window to rear of dwelling - Permitted PA94/00016/B - Creation of vehicular hardstanding - Refused PLANNING POLICY - 4.1 The site lies within an area zoned as "Proposed Residential," on the Area Plan for the South, Map 7 - Port Erin/Port St Mary. The site is not within a Conservation Area nor a Flood Risk Zone.

4.2 Given the nature of the site and the land designation, the most relevant Isle of Man Strategic Plan policies would be General Policy 2 which sets out the general standards towards acceptable development and Transport Policy 7 in connection with Appendix 7 which sets out the relevant parking standards. - 4.3 The Residential Design Guidance (2021) is also relevant and 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 property. - 4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.

REPRESENTATIONS

5.1 The following representations can be found online in full, below is a short summary;

5.2 Port Erin Commissioners have considered the proposal and state they have no objections to the proposal. (16.10.25) - 5.3 Highway Services were consulted on the 6th October 2025 of which no reply has been received at the time of writing this report. - 5.4 The National Annexe Planning Consultancy (NAPC) have written in support of the application. (07.11.25)

ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are:

• - character and appearance (GP2, b,c)
• - impact on neighbouring amenity (GP2, g)
• - highway issues (TP7)
• - other matters (RDG, CP7, 11 & IP5)

- 6.2 CHARACTER AND APPEARANCE

• 6.2.1 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states that there will be a general presumption in favour of extensions or alterations to existing properties where such works would not have an adverse impact on either adjacent properties or the surrounding streetscene in general.
• 6.2.2 Bradda West Road is a general mix of semi detached two storey/ three storey dwellings, with the neighbouring property to the West of the site being a detached bungalow with rooms in the roofspace, a few properties have side extensions, with several having rear extensions.
• 6.2.3 When looking at the proposal, it would not look out of place from its setting, with the most likely to be seen part being the balcony at the front elevation. Whilst this is the case, there are several examples of balconies to the front elevation of elevated properties, to advantage from viewpoints. As such the proposal will appear as a residential extension upon a residential property.
• 6.2.4 Overall, any impact on the character and appearance of the area and the site itself would be minimal and in accordance with General Policy 2, Strategic Policies 3(b) and 5 and Environment Policy 42.

- 6.3 IMPACT ON NEIGHBOURING AMENITY

• 6.3.1 Turning towards whether the proposal would have an impact on neighbouring amenity, of which a site visit was undertaken to ascertain whether the works would impact the adjacent properties.

• 6.3.2 The proposal will be creating a large amount of built up fabric directly upon the boundary line with the neighbouring property, "The Observatory," which is situated to the East of the site, which could create an overbearing feature, whilst this is the case, "The Observatory" has several sheds adjacent to the boundary wall and as such is unlikely to be impacted by an overbearing or loss of light impact. The proposal also doesn't include any additional windows to this side of the dwelling.
• 6.3.3 Turning towards whether the proposal will cause any perceived or actual overlooking above and beyond what is currently in place. With regards to the proposed balcony, this is situated to the front of the property and will have access to a window situated within the Western side of "The Observatory," whilst this is the case, there is currently views available to the window from all parts of the front of "Glengyle." With regards to the cut out of the roof to facilitate the opening of a window, this window is already in situ and as such would not be increasing any overlooking perceived or actual. With regards to the extension to the rear, the proposal will be removing the existing stairs which are situated adjacent to the boundary wall for "The Observatory." which will reduce any additional overlooking to the rear garden.
• 6.3.4 Overall, the proposal is considered to be acceptable with respect to neighbouring amenity impact and deemed to comply with General Policy 2 of the Isle of Man Strategic Plan 2016.

- 6.4 IMPACT ON PARKING AND HIGHWAY SAFETY

• 6.4.1 Due to the proposed works being situated upon the side elevation, there will be a reduction in the car parking available within the site, whilst this is the case, there should still be enough space for two car parking spaces in tandem within the site itself. It is also noted that there is parking available off site directly in front of the dwelling, which could be used for parking and that Highway Services haven't raised any objections to the proposal.
• 6.4.2 As such, it is considered that these element of the scheme complies with the requirements of General Policy 2 and Transport Policy 7 of the Strategic plan.

CONCLUSION

7.1 For the reasons set out above, the proposed development is deemed acceptable and it is concluded that the planning application accords with the provisions set out in General Policy 2, Paragraph 8.12.1, and Strategic Policies 3 (b) and 5, Environment Policy 42, and Transport Policy 7 of the Isle of Man Strategic Plan 2016, and as such is recommended for approval. 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:

• 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.

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.

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: 18.11.2025 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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