Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 25/91188/B Applicant: Mr & Mrs Sid & Linda Smith Proposal: Erection of a single-storey extension to the rear of the property, erection of a two-storey extension to the side of the property, and erection of a new front canopy over the front door. Site Address: 7 Erin Close Port Erin Isle Of Man IM9 6FH Planning Officer: Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.02.2026 _________________________________________________________________

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.

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 and Transport Policy 3 of the Isle of Man Strategic Plan 2016, as such the planning application is recommended for approval.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 14th January 2026;

• o Drawing No. 100
• o Drawing No. 101
• o Drawing No. 102
• o Drawing No. 103
• o Planning Statement
• o Photographs of the property

_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Highway Services - No objection _________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is within the curtilage of No.7 Erin Close which is a two storey detached dwelling situated to the end of cul-de-sac of 7 detached dwellings. To the North of the site is the Manx Steam Railway line, and to the South is the rest of the overall estate. THE PROPOSAL - 2.1 The current planning application seeks approval for three separate extensions, firstly for the erection of a porch canopy, secondly for the enlargement of the ground floor behind the existing garage and erection of a first floor extension over the existing garage and thirdly for an extension to the rear.

2.2 The ground floor extension to the existing garage is to measure 3.6m by 3.263m and will provide a utility room, with the extension to the first floor level to fit within the existing roofscape and is to provide an enlarged bedroom with an en-suite bathroom. - 2.3 The ground floor rear extension is to measure 5.165m by 8.213m and is to have an overall height of approximately 3.4m. - 2.4 All materials are to match the existing dwelling.

PLANNING HISTORY

3.1 There is one previous application which is relevant to the assessment of this application PA07/00836/B, which was for the "Erection of seven detached dwellings with access road, drainage and landscaping at Field 411570 and Access leading thereto Erin Way, Port Erin," which was Permitted.

3.2 It noted that the neighbouring property to the West, No.6 Erin Close, submitted an application for an extension to the rear under PA24/00169/B, which was permitted. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the South, Map 7 - Port Erin/Port St Mary. The property is not within a Conservation Area or a Flood Risk Zone.

4.2 Given the nature of the residential property and the land designation paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development. It's also relevant to assess the application against Transport Policy 3 which seeks that new development on or around existing and former rail routes should not compromise their attraction as a tourism and leisure facility or their potential as public transport routes, or cycle / leisure footpath routes.

4.3 The recently released Residential Design Guidance 2021 is also a material consideration particularly those parts in respect of good neighbourliness and overlooking. - 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 consultees can be found in full online, below is a short summary;

5.2 Highway Services have considered the proposal and state, "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as there is two off-street parking spaces retained with the removal of the garage for habitable space." (02.02.26)

5.3 Port Erin Commissioners, DEFA Forestry and Manx Utilities Authority Drainage were consulted on the 26th January 2026 of which no consultation has been received at the time of writing this report. ASSESSMENT - 6.1 The main issues to consider in the assessment of this planning application are:

• - character and appearance (GP2, b,c & TP3)
• - impact on neighing amenity (GP2, g)
• - other matters (RDG, CP7, 11 & IP5)

- 6.2 CHARACTER AND APPEARANCE

• 6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.

• 6.2.2 It was noted that during the officers site visit that, the properties within Erin Way all have slight differences in their character and appearance, as such with regards to the proposed front porch, this will have a minimal impact upon the overall streetscene and as such deemed acceptable.
• 6.2.3 Turning towards the proposed first floor extension it is the increase the overall height of the garage to be in line with the main property. Whilst this does not assist in the proposed works being subordinate to the main dwelling, they are acceptable as the overall impact of the dwelling has not changed within the streetscene.
• 6.2.4 As such from this point, it is considered that the overall level of the development contained within this proposal is in keeping with the character of the property in question and the overall streetscene.
• 6.2.5 Lastly with regards to the single storey rear extension, whilst it's noted that the extension is large in relation to the main dwelling, the extension is something which would be typical in a residential setting and is single storey, as such the impact from the proposal on the dwelling and the surrounding streetscene is minimal

- 6.3 NEIGHBOURING AMENITY

• 6.3.1 With regards to neighbouring amenity, the proposal is continuing the windows in exactly the same position upon the property as the existing, whilst this will move the windows closer to the neighbouring properties directly adjacent to the property, the proposal is unlikely to increase the perceived or actual overlooking above and beyond what is already in situ to warrant refusal.
• 6.3.2 The proposal would increase the amount of built development on the site and increase the mass of the existing property which will have an impacts to No.6 Erin Close, in terms of overbearing impacts upon outlook and/or loss of light. However, given the size of the extension and the fact that No.6 Erin Close have an extension adjacent to the proposal it is not considered the impacts are not considered to be so significant to warrant a refuse of the application.

- 6.4 OTHER MATTERS

• 6.4.1 The proposed works are an extension to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal whilst increasing the surface area of the dwelling, any water runoff will be dealt with as per the existing arrangement of the main dwelling. The proposed extension will not increase water usage of the dwelling and therefore there are no new issues in this respect.

• CONCLUSION
• 7.1 Overall the proposed works are residential in their appearance, with the alterations to the front being acceptable from the main railway line and also from a character and appearance point of view. The rear extension is deemed acceptable in terms of their form, mass and design by providing a suitable extensions to an existing residential property and as such complies with General Policy 2 and Transport Policy 3 of the Isle of Man Strategic Plan 2016 and in turn the Residential Design Guidance 2021. 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: 25.02.2026 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record.