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25/90822/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90822/B Applicant : Mr & Mrs David & Rebecca Griffin Proposal : Replacement of existing attached sunroom, erection of extension linking existing detached garage to dwelling house, alteration to glazing of porch, installation of solar PV panels and air source heat pumps Site Address : Ballawyllin Beg Farm East Baldwin Isle Of Man IM4 5ER
Principal Planner: Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 07.10.2025 __
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 garages or other free standing buildings shall be erected within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area.
This application has been recommended for approval for the following reason. The proposal would appear as a subordinate extensions, while still allowing the main dwelling house being the main aspect within the site. Overall, it is considered the proposals would comply with HP15 and would not adversely affect the countryside and therefore comply with EP 1.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawing all received on 04.09.2025. __
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: Local Authority - No Objection __
Officer’s Report
1.0 SITE 1.1 The application site is the residential curtilage of an existing detached dwelling situated along the East Baldwin road and part way between the junctions of two roads which connect back towards West Baldwin. The two storey property Ballawyllin Beg Farm is set back from the main road with access via a shared lane with two other properties situated nearest the road and around 90m away (as the crow flies). The dwelling has general living space at ground floor and 5 bedrooms above. There are two single storey outbuildings adjacent to the main house, a detached double garage, and a further single garage building with a log store and gym space towards the rear. There is a large area of off road parking between the house and outbuildings for several vehicles.
2.0 PROPOSAL 2.1 This application seeks approval for the replacement of existing attached sunroom, erection of extension linking existing detached garage to dwelling house, alteration to glazing of porch, installation of solar PV panels and air source heat pumps.
3.0 DEPARTMENT POLICIES 3.1 The application site is not designated for development under the Area Plan for the East. The site is not within a Conservation Area. The site is not within a Flood Risk Zone. The site is within an area of "Uplands" under the Landscape Assessment Areas.
3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application:
3.3 Environmental Policy 1: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
3.4 Housing Policy 15 states: "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)."
3.6 Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside
4.0 PLANNING HISTORY 4.1 The previous planning applications are considered relevant in the assessment and determination of this application;
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4.2 Replacement of existing attached sunroom, erection of extension to link existing detached garage and dwelling house, alteration to glazing of porch, installation of solar PV panels, air source heat pumps and roof lights - 25/90329/B - APPROVED
4.3 Additional use of residential property to provide tourist living accommodation - 19/00859/C - APPROVED
4.4 Erection of a garden room/store to replace existing outbuilding (comprising amendments to PA 09/01148B) - 09/01845/B - APPROVED
4.5 Erection of a sun room extension to side elevation of dwelling - 09/01751/B - APPROVED - Now proposed to be demolished and replaced.
4.6 Erection of a garden room/store to replace existing outbuilding - 09/01148/B - APPROVED
4.7 Erection of a replacement dwelling and garage (comprising an amendment to 08/01713/B) - 09/00381/B - APPROVED
4.8 Erection of a replacement dwelling and garage - 08/01713/B - APPROVED - This was approved based on the submitted drawings the existing dwelling has a floorspace of 133.85sq.m. and the proposed replacement dwelling a floor space of 288.45sq.m., which equated to a 115.5% proposed increase in floor space.
4.8.1 The planning officer considering this application commented; "...Being in excess of the 50% does not automatically render a proposed replacement dwelling unacceptable as the harm of any larger replacement dwelling needs to be examined, which is borne out by the second paragraph of the policy. This allows consideration to be given to proposals that result larger dwellings where this involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design or siting, there would be an overall environmental improvement. In this instance it could be argued that the proposed dwelling is an environmental improvement over the existing dwelling, which is in need of some repair. The isolated location of the application site means that the majority of public views are from considerable distance, at which the harm of a larger dwelling is suitably limited. Closer views of the proposed dwelling are also limited due to the topography of the area and existing mature tree cover between the application site and the highway. Given this, it concluded that the impact or harm of a replacement dwelling of the size proposed would not be sufficient to warrant refusal and that the generally traditional character of the proposed dwelling is an environmental improvement that has an appropriately limited visual impact. As such the proposed replacement dwelling is an acceptable exception to the second element of the policy."
5.0 REPRESENTATIONS 5.1 Braddan Parish Commissioners have no objection (15.09.2025).
6.0 ASSESSMENT 6.1 The main issues are the potential visual impact of the development upon the countryside/landscape and individual dwelling.
6.2 Currently, the dwelling is generally well screened from public views, given the roadside boundary treatments (sod bank with landscaping above), landscaping between the dwelling and the site, distance from the road, and topography of the site above the road. Where elements of the dwelling are apparent they are generally fleeting views (immediately to the east) and of the upper floor and/or the side east gable elevation. Due to the above, the person could easily past the site and not notice the dwelling and it is not a prominent feature in
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the landscape. To the north east and south east of the site, public views are screened given the level of landscaping and topography of the area.
6.3 The existing dwelling is a two storey traditional style farmhouse style property with Manx stone finishes, slate roof, vertically proportion windows and gable chimneys. The existing property is traditional in form and appearance and it is considered HP 15 requires consideration. The dwelling is a replacement dwelling which was approved in 2008/2009 applications.
6.4 In terms of the size increase of the current proposed extensions would have a floor area of approximately 54sqm or 40sqm if discounting the proposed sun room due to this demolition of the existing of the same size. Currently the existing dwelling has a floor area of approximately 307sqm. The proposed works would result in the dwelling having an overall floor area of 347sqm, this would equate as a percentage increase over the existing property of approximately 12%.
6.5 The proposed two extension would introduce two flat roofed elements, one to form a link between the rear detached garage and rear of the main dwelling houses and the second replacing the existing sun room to the east elevation (side) which is the elevation which is most publicly apparent. The previously approved application approved similar schemes, albeit they included pitched/lean to style roofs, which arguably are more in keeping with the traditional design. The replacement sunroom extension while having a flat roof, is of a quality contemporary design with large amounts of glazing, giving the appearance of a more light weight structure, its rather modest size/scale and being to the side elevation and not affecting the primary frontage (front elevation) design. Therefore, it is considered to be appropriate in this case. The dwelling would still appear as a traditional Manx style farm house property, which was approved under PA 08/01713/B.
6.6 The link extension to the rear would not be especially apparent form public views. It cannot be said to represent an improvement over the previously approved scheme which included a pitched roof above which was more appropriate with the existing property. However, given its position, size and essentially forming a link between the main dwelling and the existing detached garage, it is not considered in this case the works would have a significant determine impact upon the character of the main dwelling house or the countryside to warrant a refusal.
6.7 It is considered the proposals would appear as a subordinate extensions and would still allow the main dwelling house being the main aspect within the site, especially when viewed from limited pubic views. Due to these reason; this it is considered it would be difficult to argue that the proposal would adversely affect the countryside as per the requirements of Environment Policy 1. Furthermore, the works themselves are considered to respect the proportion, form and appearance of the existing property as required by Housing Policy 15 and Planning Circular 3/91.
6.8 The installation of solar panels and air source heat pumps raise no concerns.
7.0 CONCLUSION 7.1 It is considered the proposal would appear as a subordinate extensions, while still allowing the main dwelling house being the main aspect within the site.
7.2 Overall, it is considered the proposals would comply with HP15 and would not adversely affect the countryside and therefore comply with EP 1 and Planning Circular 3/91. It is recommended that the application be approved.
8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
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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.
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.
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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: 07.10.2025
Determining Officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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