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25/90607/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90607/B Applicant : Paul And Wendy Crocker Proposal : Replacement of existing integral single story utility room to rear elevation of dwelling Site Address : Ballakilley Cottage Bride Isle Of Man IM7 4AT
Planning Officer: Hamish Laird Photo Taken : 18.07.2025 Site Visit : 18.07.2025 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 05.08.2025 __
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 proposed development is acceptable in respect of its impact on the character of the site and surroundings. It would not give rise to any undue harm to the residential amenities of occupants of adjoining, nearby or properties. As such, the proposal accords with the provisions of Policies GEN2 and ENV23 in the Isle of Man Strategic Plan 2016; and, the advice contained in the Residential Design Guide 2021.
Plans/Drawings/Information;
The development, hereby approved shall be carried out in accordance with the following drawings and details: Site Location Plan @ scale 1:1,250 showing the site edged red; Site Plan @ scale 1:500 showing the site edged red; Drawing No. 20206-PL04 - Proposed Ground Floor Plan; Roof Plan; and Elevations.
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Right to Appeal
None. __
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25/90607/B
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Officer’s Report
1.00 THE SITE 1.1 The site comprises the residential curtilage of Ballakilley Cottage, Bride, which is a two- storey, detached dwelling of cream painted render walls under a slate roof. It situated in the centre of the village close to the Church. It has previously been extended on two stories to the north side. Vehicular access is derived from a shared driveway with the property to the rear. To the rear of the dwelling is a ground floor utility room housed under a slate, mono-pitched roof. The site is bounded by an approx. 1.8m - 2.0m high rendered wall with similar height wooden gates facilitating vehicular access to the site from the access track running along the north side of the dwelling.
2.00 THE PROPOSAL 2.1 The full planning application proposes the replacement of the existing integral single story utility room to rear elevation of dwelling with a revised, slightly larger, 'L'-shaped, structure. The extension would be housed under a hipped and pitched roof, and would be finished in Manx stone for the walls and dark slate for the roof. It would measure approx. Length = 4.237m Depth = 2.82m and 1.6m for the two elements of the 'L'-shape; Height = eaves = 2.38m; and, ridge = 2.95m.
2.2 It would be served by 2 No. windows and a single rear door with an adjoining full- height glazed panel to one in the main rear elevation.
3.00 PLANNING HISTORY 3.1 The following planning applications relate to previous development on the site: 3.2 10/01642/B - Erection of a sun room extension to side elevation - Permitted - 14/12/10. 3.3 07/01801/B - Installation of two roof solar panels - Permitted - 27/11/07. 3.4 07/00474 - Erection of store / wood shed and car port - Permitted - 30/4/07. 3.5 06/02020/B - Alterations and first floor extension over garage to provide additional living accommodation - Permitted - 6/2/07. 3.6 05/00294/B - Erection of garden shed - Permitted - 10/5/05. 3.7 97/01476/B - Erection of replacement garage with toilet and cloaks area, Ballakilley Cottage, Bride. Permitted - 23/2/98. 3.8 97/00042/B - Installation of uPVC windows to replace existing, Ballakilley Cottage, Bride Village, Bride - Permitted - 3/6/97. 3.9 96/00781/B - (A) Erection of porch and, (B) replacement front and side windows, Ballakilley Cottage, Bride - Permitted - 27/9/96. 3.10 93/00730/B - Construction of new kitchen with en-suite and dressing room over, Ballakilley Cottage, Bride - Permitted.
4.0 PLANNING POLICY 4.1 The site lies within the settlement boundary for Port Erin in a 'Predominantly Residential' area as shown on Draft Proposals Map 14, "Bride" in the Draft Area Plan for the North and West 2022.
4.2 The site is not in a Flood Risk Area or Conservation Area and none of the buildings on site are Registered. There are no Registered Trees on or within the vicinity of the site.
4.3 As such, the following parts of the Strategic Plan are relevant:
General Policy 2: "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:
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25/90607/B
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(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; (g) does not affect adversely the amenity of local residents or the character of the locality".
4.4 The provisions of the Isle of Man Residential Design Guide 2021 are also applicable to this proposal.
5.0 REPRESENTATIONS 5.1 Bride Commissioners - no comments had been received by the Report drafting stage 24/7/25.
5.2 Highways Services - no comments had been received by the Report drafting stage 24/7/25.
5.3 DEFA - Forestry, Amenity and Lands (1/7/25) comments:
"Thank you for consulting with us and we have now had an opportunity to make a cursory review of the proposal and have the following comments.
There are no registered trees impacted and it would appear that the likely construction would have little impact upon the retained trees which appear to be third party.
As such we have no objection at this juncture to this proposal in its current form."
5.4 No letters of objection or other third party representations had been received by the Report drafting stage - 24/7/25.
6.0 ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
(i) Visual impact of the proposed development; (GP2 b, c) (ii) The impact upon the amenities (overlooking, loss of light; over bearing impact, (privacy and visual amenity) of the neighbouring properties. (GP2 (g,)
6.2 The dwelling on site fronts onto the main road running through Bride from Ramsey and is sited close to the crossroads by the Church. The rear aspect and rear garden area of the dwelling is screened from the access to it and the dwelling at the rear by a pair of 2.0m high wooden gates allowing vehicular access onto the site and a substantial rendered wall which runs the length of the rear gardens side boundary. The proposal would replace the existing integral single story utility room to rear elevation of dwelling with a new, 'L'-shaped utility room and entrance porch, under a hipped/pitched roof. The proposed construction materials of Manx stone for the walls and dark slate for the roof, are considered to be acceptable for this small- scale extension on the rear of the dwelling set away from any public views. As such, its visual impact is considered to be acceptable and would accord with the provisions of Policy GP2 b) and c) in the IoMSP 2016.
6.3 The extension due to its siting on the rear of the dwelling, substantial boundary treatments and respectable distance from any neighbouring dwellings means that no adjoining or nearby properties occupants would be adversely affected in respect of the residential amenities (light, privacy etc.) that they currently enjoy. This accords with the provisions of Policy GP2 g) and ENV23 in the IoMSP 2016.
6.4 The comments received from DEFA - Forestry, Amenity and Lands have been noted. Following a suite visits on 18/7/25, the Case Officer confirms that there are no trees on site that would be affected by the proposed development.
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25/90607/B
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6.5 There are no other considerations which need to be examined in the context of this application.
6.6 Overall, it is considered that the proposed development is acceptable in respect of its impact on the character of the site and surroundings. It would not give rise to any undue harm to the residential amenities of occupants of adjoining, nearby or properties. As such, the proposal accords with the provisions of Policies GEN2 and ENV23 in the Isle of Man Strategic Plan 2016; and, the advice contained in the Residential Design Guide 2021.
7.0 RECOMMENDATION 7.1 Approve.
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: 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.
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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: 06.08.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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