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25/90720/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90720/B Applicant : Mr & Mrs Stephen & Lisa Thompson Proposal : Replacement of two-storey outbuilding with single-storey extension Site Address : Close E Kelly Ballamona Straight Jurby Isle Of Man IM7 3AP
Planning Officer: Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 17.09.2025 __
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. The protection measures and construction methods detailed Drawing No.1130-03 submitted as part of the application shall be adhered to in full. No retained tree shall be cut down, uprooted, or wilfully destroyed during the development phase and thereafter within 5 years from the completion date, other than in accordance with the approved plans and particulars or as may be permitted by prior approval in writing from the Department.
Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.
C 3. The extension above hereby approved shall only be used only in association with the main dwelling house "Close E Kelly" and for purposes incidental to the use of main dwelling house "Close E Kelly" as a single dwelling, for no commercial purposes and shall not be occupied as an independent dwelling unit and only in accordance with the internal layout shown on Drawing No. 1130-05 received on the 24th July 2025.
Reason: the dwelling is within a single residential plot within an area not designated for development and has only been considered acceptable for the reasons identified within the application. The application does not propose to create separate units of accommodation within the site and has not been considered as such.
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25/90720/B
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This application has been recommended for approval for the following reason. The proposal is considered to comply with Housing Policy 16 of the Isle of Man Strategic Plan 2016 and therefore acceptable.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 24th July 2025; o Drawing No. 1130-01 o Drawing No. 1130-02 o Drawing No. 1130-03 o Drawing No. 1130-04 o Drawing No. 1130-05 o Planning Statement o Photographic Record
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Right to Appeal
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Officer’s Report
THE APPLICATION SITE 1.1 The application site is the residential curtilage of Close E Kelly, Ballamona Straight, Jurby which is situated to the north of Jurby Road.
1.2 The property has several buildings on the site including a separate barn and store. The main property is laid to Manx stone with the rest of the property laid to render.
THE PROPOSAL 2.1 The current planning application seeks approval for the demolition of an L shaped outbuilding a courtyard walling, and the erection of a single storey attached extension and new courtyard walling.
2.2 The proposed extension is single storey and to be connected to the existing garden/landscaping store via canopy. The proposed extension is to house a home office and gym and is to measure 10.8m by 6.075m with an overall height of 4.5m and is to have solar panels to the roof. The proposed materials are to match the majority of the main dwelling.
2.3 The proposed courtyard walling is to be 2m high and painted smooth render to match the majority of the dwelling.
PLANNING HISTORY 3.1 There is one previous application which is relevant to the assessment of this application PA21/00040/B which was for "Erection of replacement garage/landscaping store and porch," which was Permitted.
PLANNING POLICY
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25/90720/B
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4.1 The site lies within an area zoned as "not for development" on the 1982 Development Plan, North Map. The site is not situated within a Conservation Area but is situated within a Flood Risk Zone, Surface Water High Likelihood.
4.2 Whilst it's noted that the site is situated within an area of "Private Woodland or Parkland" on the 1982 Development Map, these trees are not registered.
4.3 The key policies for this application are Housing Policy 15 due to the traditional elements of the property, which states (in full), "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)" and Housing Policy 16 due to the non-traditional parts of the property, which states (in full), "The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."
4.4 There are a number of other relevant policies specific to this application, Strategic Policy 5 which seeks that new development should make a positive contribution to the environment of the Island, General Policy 2 sets out general development control standards in connection with the Residential Design Guidance, General Policy 3 states that development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan other than a number of stated exceptions, which do not include the extension of existing dwellings and Environment Policy 1 seeks to prevent development which would adversely affect the side other than in exceptional circumstances.
4.5 Other material considerations for this application is the Residential Design Guidance (2021) which, although focused on dwellings within settlements, does offer advice in relation to the impact on neighbours and also Planning Policy Statement 3/91 which provides guidance on the design of residential development in the countryside.
REPRESENTATIONS 5.1 The following consultees were contacted on the 25th July 2025 for comments of which none have been received at the date of this report, 17.09.25;
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
6.2 PRINCIPLE 6.2.1 The site is not designated for development, nor does it meet the expectation criteria in General Policy 3. Generally development within the countryside that sits ouside of any defined villages or settlements is strictly controlled through Strategic Policy 2. Strategic Policy 5 states that new development should be designed so as to make a positive contribution to the
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environment of the Island. However, Housing Policy 15, which is aimed at traditional/ traditionally styled properties and Housing Policy 16, which is aimed at non-traditional/ traditionally styled properties both acknowledges that residential dwellings in the countryside can be extended/ developed further and outlines how to assess extensions or alterations in terms of visual amenity.
6.2.2 With this in mind the starting point for the proposal is the dwelling itself and whilst the front elevation of the dwelling which faces onto Ballamona Straight is traditionally styled, the rest of the dwelling has been extended over time and has more of a non-traditionally appearing dwelling. As such due to the location of the proposed extension and courtyard walling, the proposal has been assessed under Housing Policy 16.
6.2.3 The supporting text for Housing Policy 16 (and 15) includes the provision for the extension of non-traditional dwellings within the countryside, provided that such additions are of a high quality design, would not detract from the character and appearance of the countryside, nor increase the overall visual impact of the resulting dwelling in the context of the public realm.
6.2.4 The dwelling whilst situated adjacent to the main Ballamona Straight, is well hidden from a public vantage point due to the mature hedging and trees which surround the site. With there being some views available of the front elevation and some of the driveway, which due to the location of the property would be seen at speed when driving past.
6.2.5 On balance, the principle of the proposal is deemed acceptable subject to further assessment below.
6.3 CHARACTER AND APPEARANCE 6.3.1 When assessing an extension against Housing Policy 16, care must be taken to control the size and form of those extension to existing rural dwellings and when altered, must not detract from the visual amenity of the countryside. Especially when noting that the existing dwelling has recently had permission for a large garage/ garden & landscaping store.
6.3.2 The proposal in itself is removing an existing two storey structure situated within the existing courtyard of the dwelling, with the Planning Statement stating, "Conversion & renovating of the outbuilding was considered, but deemed unviable due to age & building defects. The conversion would require new floors, roof and windows & doors, together with structural repairs and partial underpinning. The current layout does not lend itself to the intended use and the existing construction difficult to meet with required thermal efficiency standards." Whilst the removal of the structure would not meet carbon offsetting, the erection of a more in keeping and eco conscious extension with solar panels is acceptable for the site.
6.3.3 As stated previously the site is well screened from the main highway due to the mature hedging surrounding the site, whilst that is the case views might be available when traveling West to East along Ballamona Straight, as such the reduction of the proposal and the erection of a new courtyard wall might be seen within the overall streetscene. Any views of the proposal due to it matching in with the majority of the dwelling will be seen as a residential extension on a residential property and the proposal will ultimately have less of an impact on the main dwelling and the overall countryside than the existing structure/walling.
6.3.4 It should be noted that the more contemporary approach of the proposal, is supported within the wording in paragraph 4.3.8 of the Isle of Man Strategic Plan regarding local distinctiveness, where there is a focus on modern design. This is an approach to design which can be said to carry equal weight in planning balance, than trying to follow a more traditional method of design and adaption as noted in planning circular 3/91 and the front of the main dwelling.
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6.4 NEIGHBOURING AMENITY 6.4.1 Turning towards neighbouring amenity, the proposed extension is situated to the South West of the dwelling, which means the closest property is No.1 Ballacaine Cottages situated approximately 67m away from the proposed development. The existing structure whilst stated to be redundant, could be put back in use at any point and has one window and door to the first elevation and two windows to ground floor level. Whilst the proposed new single storey extension is adding an additional window and doorway to this elevation, due to its single storey nature, the distance away from No.1 Ballacaine Cottages and the mature hedging on boundary's it's deemed that the proposal is acceptable from a neighbouring amenity point of view.
6.5 HIGHWAY SAFETY 6.5.1 The proposed works are situated away from the existing parking/ turning area and as such are not deemed to impact Highway Safety or parking standards.
6.6 TREES 6.6.1 Whilst its noted that the trees surrounding the site are not registered, the site is within an area zoned as "Private Woodland or Parkland" on the 1982 map, as such the impact of the proposal on the surrounding trees needs to be assessed. The proposed works are for an extension to the main dwelling and the rebuilding of a perimeter wall of the existing courtyard. When looking at the site plan it's noted that there are several trees which could be impacted by the works, with one apple tree being relocated. The planning statement states that the trees surrounding the proposed works (bar the apple tree) will be protected during the works with fencing and an construction exclusion zone in accordance with BS 5837:2012. As such with a condition attached to make sure that the trees are protected during the works, this part of the application is deemed acceptable.
6.7 FLOOD RISK 6.7.1 It's noted that part of the site to the North and Eastern side of the dwelling, including the driveway is within a surface water flood risk zone. It should be noted that the specific area for the proposed building is not situated within this surface water flood risk zone. Whilst this is the case the Planning Statement received with the application states, "All surface water from the site is now piped and discharges (with permission) directly to the water course, Killane River. The watercourse enters and exists the site is the south-west corner. The surface water system and the water course are well maintained by the applicant. With the above in mind, it's deemed that the proposal would not impact the flood risk on the site above and beyond what is in place and that a full Flood Risk Assessment as per Environmental Policy 10 isn't required for this application.
6.8 OTHER MATTERS 6.8.1 The proposed works and alterations are to an already existing property, 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 run- off will be dealt with as per the existing arrangement of the main dwelling. The proposed extensions will not increase water usage of the dwelling and therefore there are no new issues in this respect.
CONCLUSION 7.1 For the above reasons the proposal is considered to comply with Housing Policy 16 the Isle of Man Strategic Plan 2016 and therefore acceptable.
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).
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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: 19.09.2025
Determining Officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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