Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 25/91101/B Applicant: Ms Sarah Blackman Proposal: Erection of first floor extensions to northeast and northwest elevations, replacement of conservatory with single story extension to northwest elevation with ground floor and roof terraces, alterations to fenestration on all elevations Site Address: Clonaige Douglas Road Castletown Isle Of Man IM9 1TH Planning Officer: Paul Visigah Photo Taken: 09.02.2026 Site Visit: 09.02.2026 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 11.02.2026 _________________________________________________________________

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. The proposed first floor windows for the Ensuite on the southwest elevation serving Bedroom 2, shown on Drawing Nos. 2304/04 - Proposed Plans, Section & Elevations, shall be glazed with obscure glass to Pilkington Level 5 or equivalent and permanently retained as such.

Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.

• C 3. Prior to the use of the first-floor terrace approved as part of this application, the privacy wall shown on drawing No. 2304/04 - Proposed Plans, Section & Elevations, which shall have a minimum height of 1.8m and erected on the northeast elevation of the terrace shall be installed and permanently retained thereafter.

Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.

• C 4. Prior to the commencement of the development hereby approved, a schedule of external materials and finishes, including manufacturer's details and specifications for render, cladding, roof tiles, fenestrations, and rainwater goods, 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 the development is carried out to the highest standards of design and appearance, in the interests of visual amenity and compliance with Strategic Policy 5 and General Policy 2(b, c and g).

• C 5. Prior to the commencement of development hereby approved, a Tree Protection Plan which shall show details of tree protection measures for the development be submitted to and approved in writing by the Department. The tree protection measures shall be fully implemented and retained for the duration of the construction process.

Within the Construction Exclusion Zones identified on this drawing, nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit.

Any retained tree which within five years of the approved development being occupied or completed (whichever is the later) dies, are removed or become seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department.

Reason: To safeguard the existing trees and planting to be retained within the site.

• C 6. Prior to the installation of new external lighting on the site, a detailed external lighting scheme shall be submitted to and approved in writing by the Department, following consultation with the Airport Authority. The submitted scheme shall include:

• o Detailed drawings of all proposed lighting columns, fittings and mounting heights
• o Luminance levels, light spill contours, orientation, and hours of operation
• o Assessment of potential impacts on aviation safety, including glare, upward light, and distraction to aircraft on approach or take off
• o Mitigation measures to ensure lighting does not adversely affect the public safety zone
• or safeguarded surfaces The development shall be carried out stritcly in accordance with the approved lighting scheme.

Reason: To ensure external lighting does not compromise aviation safety within the public safety zone or safeguarded airspace.

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

The proposal is considered to comply with General Policy 2, Strategic Policy 3 and 5, and Environment Policy 42 of the isle of Man Strategic Plan 2016. The design is coherent and contextually appropriate, preserves neighbouring amenity, and results in no unacceptable impacts on access, parking, trees and biodiversity. The development therefore represents an acceptable form of enhancement to the existing dwelling on site.

Plans/Drawings/Information; This decision relates to the documents and plans received 24 November 2025. _________________________________________________________________ Right to Appeal It is recommended that the following organisation should not be given the Right to Appeal: o Airport Authority - No objection _________________________________________________________________ Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential curtilage of Clonaige, Douglas Road, Castletown, which is a two-storey detached dwelling situated on the north-western side of the highway when approaching the airport from Castletown. - 1.2 Clonaige occupies a notably larger and deeper plot than the surrounding dwellings, forming the longest curtilage within this cluster of seven properties. Attached to its northwestern boundary is Field 434026 (in the applicant's ownership), which is also long and narrow. The house sits to the southwest of a short row of four aligned dwellings and is accessed via a paved driveway leading to an attached garage on the south-western side of the building. - 1.3 The dwelling is finished in light render with a pitched tiles roof and a front facing gable to its integral garage. The frontage includes a landscaped garden with lawn, shrubs, mature hedging which softens views from the highway and contributes to the site's established character. - 1.4 The site is enclosed by mature landscaping on three sides, with the frontage comprising a Manx stone wall. The southwestern boundary provides sufficient screening from the neighbour at Dudley Mount, given they rise to between 3 to 4m in height. The vegetation is lower on the site northeastern boundary, but this still provides sufficient screening at ground floor level. There are first floor views from windows on Holmfield to the northeast.

2.0 THE PROPOSAL - 2.1 The application seeks approval for Erection of first floor extensions to northeast and northwest elevations, replacement of conservatory with single story extension to northwest elevation with ground floor and roof terraces, alterations to fenestration on all elevations. - 2.2 The proposed works would involve:

• 1. Demolition of existing single storey elements, including:

• a. The Conservatory, garage, and adjoining single-storey section on the north elevation of

dwelling.

• b. Removal of small pitched roofed porch extension on the southwest elevation.
• c. Partial demolition of the rear single-storey kitchen structure to allow for the footprint of

the new extension.

• 2. Construction of a new single and two storey extensions to the northeast and southwest

elevations, incorporating flat roofed elements, new rooflights, and a first-floor terrace with privacy screening. The first-floor terrace will have glass balustrade about 1.1m tall and 1.8m high privacy wall on the northeastern elevation.

• 3. Replacement of all existing windows with new powder coated metal clad double-glazed

units in dark grey/black.

• 4. Installation of new external doors, including Crittall-style French doors to the terrace.
• 5. Introduction of new flat roofed single storey areas with roof finished in grey fibreglass,

with associated rooflights.

• 6. Addition of a new stainless-steel flue over the flat roofed extension to the northeast

side, finished in black. The flue is to rise about 1.1m above the flat roof of the extension.

• 7. Creation of a ground floor terrace area with paved finish at the rear of the property that

would rise about 550m above the ground level.

2.3 The proposal would also involve the removal of one multi-stemmed sycamore tree under licence, with all other trees and plantings within the site protected during construction.

2.4 The applicants have noted on the application form that rainwater runoff and foul sewage would be discharged to the existing systems on site. - 3.0 PLANNING POLICY

3.1 Site Specific:

• 3.1.1 The site lies within an area designated on the Area Plan for the South (Map 5) as Predominantly Residential. The site does not lie within a Conservation Area or within a Registered Tree Area, and there any Registered trees on the site. The site is also largely not prone to flood risks with only parts of the front garden area considered to be at low risk of surface water flooding.

3.2 National: STRATEGIC PLAN (2016)

3.2.1 Due to the zoning of the site and the proposed works, the following sections of the Isle of Man Strategic Plan 2016 are relevant:

• 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 5 - Design and visual impact.
• 7. Environment Policy 10 and 13 - Development and flood risk.
• 8. Environment Policy 42 - character and need to adhere to local distinctiveness.
• 9. Transport Policy 7 - Parking Provisions
• 10. Community Policy 10 - Proper access for firefighting appliances
• 11. Community Policy 11 - Prevention for the outbreak and spread of fire

- 4.0 OTHER MATERIAL 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. Sections 2.0 on sustainable construction, 4.7 on Flat Roof Extensions, and 7.0 which deal with impact on neighbouring properties are considered relevant to the current scheme.

4.2 IOM Biodiversity Strategy 2015 to 2025

• 4.2.1 The strategy seeks to manage biodiversity changes to minimise loss of species and habitats, whilst seeking to maintain, restore and enhance native biodiversity, where necessary. Section 21 deals with Habitat loss actions through promoting a policy of 'no net loss' for seminatural Manx habitats and species and to ensure that unavoidable loss is replaced or effectively compensated for.

4.3 The Flood Risk Management Act (2013)

• 4.3.1 Section 68 of the Flood Risk Management Act (2013) indicates that any published Flood Risk Management Plan and the extent to which the proposed development creates an additional flood risk are material considerations.

- 5.0 PLANNING HISTORY

5.1 The site has been the subject of the following planning applications:

• 1. PA 88/01313/B to Create first floor bathroom, Clonaige, Douglas Road, Castletown.

Approved by the Planning Committee on 04.11.1988.

• 2. PA 90/00476/B for Insertion of 3 Velux windows into back roof, Clonaige, Douglas

Road, Castletown. Approved by Planning Committee on 27.07.1990.

• 3. PA 93/00733/B for Erection of garden shed, greenhouse and summerhouse, Clonaige,

Douglas Road, Castletown. This was approved by the Planning Committee on 15.10.1993.

• 4. PA 93/00839/B for Construction of garage and family room, Clonaige, Douglas Road,

Castletown. Approved on 29.10.1993 by the Planning Committee.

6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

6.1 The Airport Authority has made the following comments on the application (26 January 2026): The airport has carried out an initial physical safeguarding assessment of the above application. It appears that there are no issues with the proposed modifications to the building with regard to flight safety. However, due to the location of the site within the public safety zone and under the approach and take off surfaces, the airport would like to register as an interested party regarding:

• - Proposed external Lighting;
• - construction methodology with regard to FOD control, access and working at height;

and

• wildlife hazard management. The airport is willing to meet with the applicant or their representatives to expand on our potential areas of concern.

6.2 The following consultees have not provided any comments, although they were consulted on 11 December 2025:

• o DOI Highways
• o Castletown Commissioners
• o DEFA Forestry Team

6.3 No comments have been received from neighbouring properties.

- 7.0 ASSESSMENT

7.1 The fundamental issues to consider in the assessment of the current application are:

• 1. the impacts upon the character and appearance of the property and immediate street

scene;

• 2. the impact upon the amenities of local residents; and
• 3. impacts on Trees and Biodiversity

7.2 The scheme does not propose any alterations to the means of access to the site or parking within the site. Whilst it is noted that the garage parking would be lost, the site still has parking allowance for a minimum of three cars within the curtilage. As such, it is not considered that there would be any impacts on highway safety. - 7.3 Character and appearance (GP 2; STP 3; STP 5; EP 42; Residential Design Guide)

• 7.3.1 The proposal would substantially update the appearance of the existing dwelling, replacing its current plain form with more coherent and contemporary design. The introduction of front-facing gables would strengthen its relationship with neighbouring properties and improve its contribution to the streetscape. The side extension retains the established forwardset garage position and remains subordinate to the main house, while the overall scale, massing and arrangement of the openings are proportionate and consistent with the character of this part of Douglas Road.
• 7.3.2 The external materials, including painted render and concrete roof tiles, reflect the prevailing finishes on the dwelling and area, while providing a modest uplift. Fenestration changes, such as new patio doors and replacement windows, maintain the established rhythm of the openings and reinforce balanced, well-composed elevations.
• 7.3.3 Collectively, the scheme delivers a coherent and contextually responsive design that accords with General Policy 2, Strategic Policies 3 and 5, and Environment Policy 42, and the Residential Design Guide.
• 7.4 Impact on neighbours (GP 2(b, c); Residential Design Guide)

• 7.4.1 In terms of potential impacts on the neighbouring dwellings, the dwelling most likely to be affected would be Holmfield to the northeast, given that the current scheme proposes a first-floor terrace on the northeastern side of the dwelling which could afford views to the rear garden of this neighbour. However, the scheme proposes a 1.8m screen wall on the northwest

• side of the terrace which would ensure that overlooking is overcome. The impact of the terrace is further diminished by the fact that HolmField and its neighbours to the northeast all have boundary walls that allow intervisibility into their rear gardens, such that privacy is greatly diminished.
• 7.4.2 There is also potential for overlooking impacts from the first-floor window proposed to the side of the dwelling, although this will not result in any concerns as the window will be installed with obscure glazing which will prevent overlooking from this window, which also serves a toilet that is not a primary habitable room. It is also worth noting that the mature plantings along the boundary will maintain the screening on the boundary and further diminish any concerns in terms of overlooking.
• 7.4.3 It is not considered that overbearing impacts or overshadowing would be a concern dues to the presence of the lane which separates the application site from Holmfield to the north and tall vegetation to the south which completely screens the neighbouring bungalow to the south (Dudley Mount).
• 7.4.4 On balance, it is considered that the size, form of the proposed extensions and

alterations, and the nature of the boundary treatment would eliminate any concerns to neighbours in terms of overlooking, overshadowing, or overbearing impacts that could result, thus making the proposal comply with GP2 (b) and (g).

7.5 Impacts on Trees and Biodiversity (EP4, EP5 and GP2)

• 7.5.1 In terms of impacts on ecology or biodiversity within the site, it is also important to establish if any real harm would result with respect to ecological and environmental concerns, it would relate to the removal of some vegetation to facilitate the removal of the sycamore tree on site. In this case, it is considered that the scale of the proposed works is such that would not harm existing biota on site, particularly as the development would be largely on the existing building footprint. Therefore, any impacts on biodiversity within the site will be negligible and overridden by the retention of the trees and the vegetation that currently define character of the site and will remain considerably unchanged.
• 7.5.2 With regard to potential impact on trees, General Policy 2 (f) requires that developments incorporate landscape features, particularly trees and sod banks. In the case of the current application, one multi-stemmed sycamore tree within the rear garden, and along the northeast boundary would be removed. However, this tree would be removed under licence, and no other tree is proposed to be removed on site. As such, it is considered that the development complies with GP 2 (f) with regard to impact on trees.

7.6 Other Matters

• 7.6.1 Airport Authority Comments

• 7.6.1.1 The Airport Authority has confirmed that the proposed development raises no safeguarding concerns in respect of flight safety. However, due to the site's location within the public safety zone, and beneath the approach and take-off surfaces, the authority has requested engagement with the applicant on matters relating to external lighting, construction methodology (including FOD control and working at height), and wildlife hazard management.
• 7.6.1.2 These matters (save for external lighting), however, fall outside the scope of planning control, as they relate to operational airport safety procedures, which are subject to other controls. Nevertheless, the applicant is encouraged to liaise with the Airport Authority to ensure that construction and operational practices accord with their requirements.
• 7.6.1.3 With regard to external lighting, the proposal relates to a domestic dwelling and does not include any external lighting beyond what would ordinarily be expected for a residential use. Notwithstanding, a condition would be imposed to ensure that details of lighting of any new external lighting be submitted to ensure that there are no adverse impacts on airport safety.

- 8.0 CONCLUSION

8.1 The proposed development is considered to comply with paragraph 8.12.1 and General Policy 2, Strategic Policies 3(b) and 5, and Environment Policy 42 of the Isle of Man Strategic Plan 2016 and meets with the tests of the advice set out in the Residential Design Guide. The application is therefore recommended for approval.

- 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: 11.02.2026 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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