Officer Report

Application No.: 25/90620/B Applicant: Mr & Mrs Hardy Proposal: Erection of single storey extension to front elevation Site Address: 26 Ballaterson Fields Ballaugh Isle Of Man IM7 5AW Planning Officer: Russell Williams Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 14.08.2025 _________________________________________________________________

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.

The siting, design and finish of the extension is an acceptable level of development to an existing property that can be delivered without adversely impacting upon visual or residential amenity in the area. The proposed development complies with General Policy 2 and the Residential Design Guide.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped 20 June 2025: 01A - Existing floor plans and elevations, 02A - Proposed floor plans and elevations, 3A Location Plan, 04A - Site Plan - existing and 05A - Site Plan - proposed.

_________________________________________________________________ Right to Appeal None

Officer’s Report

1.0 THE SITE - 1.1 The application site is the curtilage of 26 Ballaterson Fields, which is a detached, Lshaped 3-bed bungalow of apparently 1970s origin sited on the southeastern edge of the culde-sac and at the eastern side of Ballaugh. - 1.2 The property is finished externally in rendered walls, concrete roof tiles and white uPVC fenestration. It has parking and informal gardens to the north and private gardens to the south. The property is set wihtin a residential area with dwellings to the east and west, and the public highway to the north.

2.0 THE PROPOSAL - 2.1 The application seeks planning permission for a single storey extension to the front of the property. The extension will enlarge an existing bedroom. - 2.2 The proposals will be finished in gray dash rendered walls, concrete tiles and white uPVC window. - 2.3 The extension will have a depth of 2.4m and width of 5.9m, with the eaves and ridge levels matching the existing.

3.0 PLANNING POLICY - 3.1 The site lies within an area designated as Predominantly Residential under the Isle of Man Development Plan 1982. The site is not within a Conservation Area, Area of High Landscape or Coastal Value and Scenic Significance or a Flood Risk Zone. - 3.2 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."

4.0 OTHER MATERIAL CONSIDERATIONS - 4.1 The Residential Design Guide is a material consideration.

5.0 PLANNING HISTORY - 5.1 15/00228/B - Alterations, replacement of existing garage door with a window, erection of a garage extension and porch to dwelling - Permitted

6.0 REPRESENTATIONS - 6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows: Ballaugh Commissioners - No comments received. DOI Highway Services - No comments received DEFA Forestry - No objection - 6.2 No representations have been received from members of the public.

7.0 ASSESSMENT - 7.1 The key consideration in the determination of the application is the impact of the extension upon the character and appearance of the dwelling and surrounding area. - 7.2 The application proposes a modest extension to the existing dwelling that will project only moderately to the front of the house. Its scale is commensurate with the size of the dwelling as existing and plot and is not out of keeping with the surrounding area. - 7.3 Visually, the extension will be finished in materials that reflect the existing building and so there will be very limited change to the appearance of the property. - 7.4 Although projecting to the front of the house, the extension will remain set back from the highway and will not impact upon the character or appearance of the street scene. - 7.5 The development will not impact upon trees, parking provision or residential amenity of the neighbours and is considered to be acceptable.

8.0 CONCLUSION - 8.1 The siting, design and finish of the extension is an acceptable level of development to an existing property that can be delivered without adversely impacting upon visual or residential amenity in the area. The proposed development complies with General Policy 2 and the Residential Design Guide and it is recommended that the development be permitted.

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.

9.5 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: 15.08.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

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