Loading document...
==== PAGE 1 ====
25/90732/B
Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90732/B Applicant : Mr & Mrs Phil & Claire Emery Proposal : Erection of ground and first floor extensions to existing dwelling, replacement of existing integral sun room, installation of deck and terrace, alterations to fenestration Site Address : Cooil Coar Glen Road Ballaugh Isle Of Man IM7 5JE
Senior Planning Officer: Jason Singleton Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 09.09.2025 __
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.
C 2. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2025 (or any Order revoking and/or re-enacting that Order with or without modification), no development shall be undertaken under the following classes of Schedule 1 of the Order at any time:
Class 14 - Extension of dwellinghouse Class 17 - Private garages and car ports Class 21 - Erection of decking
Reason: To control future development on the site.
This application has been recommended for approval for the following reason. The proposed material alterations to the dwelling house would not adversely impact upon the visual amenity of the countryside setting and landscape, and would have no impact upon the neighbouring private or public amenity, and therefore comply with General Policy 2, Environment Policies 1, and Housing Policy 15 of the IOM Strategic Plan.
Plans/Drawings/Information;
==== PAGE 2 ====
25/90732/B
Page 2 of 5
This decision relates to drawing and supporting information received on 30 July 2025, referenced; 2108/PL1007 2108/PL1008 2108/PL1009 2108/PL1010 2108/PL1011 2108/PL1012
__
Right to Appeal
None __
Officer’s Report
1.0 THE SITE 1.1 The application site identified in red is the residential curtilage of the Cooil Coar Glen Road Ballaugh. The property is characterised as a chalet style bungalow with accommodation in the roof space. The roof here is in two heights with the southern section being approx. 1m lower in height. To the south elevation of the property is a glazed conservatory.
1.2 The property sits to the east of the highway in an elevated position and landscaped on its boundary. To the east and at a higher level approx. 30 m away is another dwelling house called Arderry and landscaped on its boundary with this site. The application notes this property is owned (identified in blue on the location plan) by the applicants.
2.0 THE PROPOSAL 2.1 The application proposed a series of material alterations to the external elevation of the property, which corresponds with the internal reconfiguration of space to; o Replace the existing Upvc conservatory with sun room on the south elevation measuring a footprint of 5m x 4m with a flat roof design and roof light. o Construction of an extensions to the ground floor of the property to create a new porch 3.3m x 4.6m and new kitchen that would measure 2.6m x 4.1m both on the rear elevation (East). o Re-roof the entire property and increase the ridge height over part of the roof space to provide one continuous ridge line. As part of this would also see the creation of two dormers on the Front (west) elevation and a replacement but larger dormer on the rear (east) elevation. o To the front (west) elevation would see the increase in height of the gable pitched roof with the glazing following the full height up and into the apex of the gable. o Blocking up of some windows and doors (north elevation) and to replace the remaining existing window and doors with new Upvc material. o Creation of a south facing terrace and decking are above the west facing slope.
3.0 PLANNING POLICY 3.1 The application site is within an area recognised as being an area of "white land" (not zoned for development or any purpose) under the Isle of Man Development Order 1982. The site is within an area zoned as High Landscape or Coastal Value and Scenic Significance.
3.2 o The site is not within a conservation area. o It is not identified as a risk flood area on the DoI flood risk maps. o There are no registered trees / tree areas affected by the proposals.
==== PAGE 3 ====
25/90732/B
Page 3 of 5
3.3 It is appropriate to consider the following planning policies from the Isle of Man Strategic Plan 2016;
Strategic Policy 5 Design and visual impact
General Policy 2 General Development Considerations (a-n) 3 Exceptions to development in the countryside
Environment Policy 1 Protection of the countryside and its Ecology
Housing Policy 15 - Extension or alterations to traditional styled properties in the countryside
4.0 PLANNING HISTORY 4.1 The application site benefits from the following historic approvals that are considered pertinent to this application; 07/00702/B - Installation of roof dormers and conversion of attic space into living accommodation
90/04036/B - Extension to create extra living accommodation & construction of garage and greenhouse
91/01997/B - Construction of storm porch.
5.0 REPRESENTATIONS (in brief - full reps can be read online) Statutory Consultations 5.1 Ballaugh Parish Commissioners, nor Highway services had not commented at the time of writing despite being notified of the application on 08/08/25.
Public Representations 5.2 No third party comments have been received via the neighbour notification having been notified on 08/08/25
6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are;
(i) Principle of the development
(ii) Impact of the development
(i) PRINCIPLE 6.1 The site falls outside of any defined settlement boundary and sits within the parish of Ballaugh. As the site is not zoned for development, it is an existing residential dwelling house and consideration shall be given to a number of policies within the Strategic Plan including Spatial Policy 5 and General Policy 3 for alteration to existing dwellings in the countryside. Environment Policy 1 seeks to protect the countryside for its own sake, and in this specific case the most relevant will be Housing Policy 15 which in this case is for the "alteration" or material alteration to the external elevations. As such the principle of the proposals to an existing dwelling house would be acceptable subject to any visual impact.
(ii) VISUAL IMPACT 6.2 The principle of a extending at the side (East) at single storey level and the replacement conservatory with a sunroom are an acceptable form of development for increasing the floor area with the defined residential curtilage.
==== PAGE 4 ====
25/90732/B
Page 4 of 5
6.3 The size and scale of the proposals are considered minor in area (m2), given they are squaring off a corner at the rear of the building and adding a porch to the central part of the rear elevation with a flat roof design to match the sunroom. In terms of the overall footprint increase to the property the proposal would be acceptable in this instance.
6.4 Whilst the proposed extension would be introducing a new built form to this elevation (extension and porch) and in terms of size (single story) and height (matching eaves level and roof pitch) and the general appearance (fenestration and level of finish), it is considered proportionate to the rear elevation and designed to serve that specific purpose for additional living accommodation.
6.5 The more noticeable aspects would be the lifting of half of the roof ridge height and the upward projection of the front gable window to the first floor and glazing into the apex. Whilst this would be visible from the front when looking up, rather than when passing, it would help to modernise a semi-traditional chalet bungalow that has been previously extended in an ad hoc manner in the early 90's and would now feature a more uniform roof ridge height and newly tiled throughout.
6.6 The magnitude of the works to change the overall appearance helps in this case and ensures these changes to the property are not seen as incongruous features and would be seen to add a contemporary twist to an older property that isn't readily visible on the street scene adding a degree of interest.
6.7 Any views of the proposals from the public highway, would be read within the context of the property and the residential curtilage and would not appear out of character. On balance it would not be apparent or overly dominant on the streetscape, when viewed from the highway. On balance, it is considered the proposal would have a neutral visual impact on the property (Housing Policy 15 for "alterations".) and that of the surrounding rural street scene (Environment Policy 1) and has been design to be compliant with GP2b,c.
(ii) NEIGHBOURING AMENITIES 6.8 In terms of whether there is any material harm to the neighbouring amenity, taking into consideration the topography of the site and the nearest dwelling being Arderry to the East (rear), which sit at a higher level and intervening distances, (approx. 30m). It is considered that the proposed extensions and lifting of the roof to match the higher roof ridge would not lead to any overlooking leading to a loss of privacy over and above existing levels. Nor would the proposals have an overbearing impact from the built development upon the nearest neighbour to the rear. Also the built form and distance of the proposals would not result in a loss of light or out looking, specifically to the aforementioned neighbours from the proposed extension.
6.9 In this case, the design of the extensions being limited to single story and it's siting on the rear elevation biased towards the end of the dwelling, has not resulted in any objections or comments from the adjoining neighbours having been previously notified of the application. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g).
7.0 CONCLUSION 7.1 The application would be an acceptable addition to the property and would be compliant with Housing Policy 15 and Environment Policy 1of the Strategic Plan 2016 and is recommended for approval.
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
==== PAGE 5 ====
25/90732/B
Page 5 of 5
(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.
8.5 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: 10.09.2025
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.
Copyright in submitted documents remains with their authors. Request removal