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25/90178/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90178/B Applicant : Mr & Mrs Barry & Eleanor Marshall Proposal : Erection of a raised side terrace, installation of double doors to ground floor level Site Address : Seacliffe Clay Head Road Baldrine Isle Of Man IM4 6DL
Planning Officer: Hamish Laird Photo Taken : Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 16.04.2025 __
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 proposal would comply with the relevant policies GEN2, GEN3, HP15 and HP16 and EP1 of the Isle of Man Strategic Plan. Therefore, it is recommended that the application be approved.
Plans/Drawings/Information;
The development shall be carried out in accordance with the following approved plans:
Drawing No. JTM2338-P-01 - Site Location Plan; Drawing No. JTM2338-P-02 - Proposed Site, Ground and Basement Plans and Elevations;
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
Department of Infrastructure Highways Services - No objection. Garff Parish Commissioners - No objection. __
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Officer’s Report
1.0 THE SITE 1.1 The site represents the residential curtilage of Seacliffe, Clay Head Road, Baldrine, which is a detached, 2 /3 storey dwelling, of painted rendered walls under a double roman tile roof, reflective of the sloping nature of the site on which it is built. It lies to the west of the neighbouring dwelling Anorgarth, and directly opposite dwellings at The Lhergy, Ard Na Mara and Ab Haile which are located on the opposite side of Clay Head Road to the south. Apart from these and other nearby properties, the site lies within open countryside.
2.0 THE PROPOSAL 2.1 The application seeks approval for the erection of a raised side terrace 3.985m wide x 4.950m deep to be attached to the dwellings west side elevation. It would be served from the existing dining room by the installation of double doors at ground floor level. This is one level up from the existing basement level. The raised terrace would be screened on all sides by an 1100mm high glazed balustrade for safety reasons. It would also provide a covered, open area outside the basement level family room, which is served by patio doors in the west side elevation leading out onto this area.
2.2 No trees would be removed to accommodate the extension and there would be no changes to parking provision on site.
3.0 PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the North and West as land not designated for a particular purpose, and the site is not within a Conservation Area. The site area is not prone to flood risks. There are no registered trees on site, and the site is not within a registered tree area.
3.2 The Landscape Character Appraisal within the Area Plan for the North and west states thus concerning the area:
3.2.1 Laxey (D2):
3.2.2 Landscape Strategy: "The overall strategy is to conserve and enhance the character, quality and distinctiveness of this area, with its relatively sparse settlement other than the characteristic settlement of Laxey, its distinct small scale field pattern, its valley bottom woodland along National Glens and the setting of the various historic and archaeological features within the area."
"Key Views o Dramatic views to an Upland backdrop to the north and west o Channelled views east and west along the corridor of Laxey Glen o Views to the instantly recognisable Lady Isabella water wheel as a landmark within views to the area o Panoramic views eastwards across the sea from areas of higher land within the character area.
3.3 The Strategic Plan stipulates a general presumption against development in areas which are not designated for a particular purpose and where the protection of the countryside is of paramount importance (EP 1 and GP3). However given there is an existing dwelling on the site, it is relevant to consider Housing Policy 15 which guides extensions to traditional dwellings in the countryside.
3.4 Housing Policy 15: 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
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extensions which measure more than 50% of the existing building in terms of floor space (measured externally).
3.5 Paragraph 8.12.2: Extensions to properties in the countryside As there is a general policy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property. In the case of non-traditional properties, where these are of poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable. It may be preferable to consider the redevelopment of non-traditional dwellings or properties of poor form with buildings of a more traditional style and in these cases, the Department may consider an increase in size of the replacement property over and above the size of the building to be replaced, where improvements to the appearance of the property would justify this.
In addition, Housing Policy 16 advises:
"Housing Policy 16: 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."
3.6 Since the site has an established residential use, it would also be relevant to consider the general standards of development as set out in General Policy 2.
3.7 Environment Policy 4 protects biodiversity (including protected species and designated sites).
3.8 Other policies within the Strategic Plan which are considered relevant to the proposal are; Infrastructure Policy 5, Transport Policy 4, and Community Policies 10 and 11.
4.0 OTHER MATERIAL CONSIDERATIONS
4.1 Planning Circular 3/91 (Guide to the Design of Residential Development in the Countryside) is considered relevant. The section on 'Proportions and Form' on page 4 provides advice on how to make variations to the floor area of traditional buildings (extensions).
4.1.2 Policy 3 states: "The shape of small and medium sized new dwellings should follow the size and pattern of the traditional farmhouse. They should be rectangular in plan and simple in form. Extensions to existing buildings should maintain the character of the original form".
4.1.3 Policy 4 states: "External finishes are expected to be selected from a limited range of traditional materials". The supporting texts to policy 4 states that "Modern construction and materials may be used to achieve a similar external appearance".
5.0 PLANNING HISTORY 5.1 This property has been the subject of one previous application which are considered relevant in the determination of this application.
5.2 Approval was granted under PA 02/02380/B Alterations to dwelling including replacement windows, rooflights, conversion of store to additional living accommodation and the creation of off street parking - permitted - 23.04.2003
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6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 Highway Services (26/02/25) has expressed no interest as they have no implications for highway safety.
6.2 Garff Parish Commissioners (07/03/25) have raised no objections to these proposals; and,
6.3 No comments had been received from occupants of any neighbouring or nearby properties by the Report Drafting stage (16/04/25).
7.0 ASSESSMENT
7.1 The main issues to consider in the assessment of the current application are: a. Principle of development b. The visual impact of the proposal (HP 15, GP2); c. Impact on neighbouring amenity (GP2); d. Impact on Highways (TP 4 & EP 16); and e. Impact on site ecology (EP 4).
7.2 PRINCIPLE OF DEVELOPMENT 7.2.1 Seacliffe is a detached, 3-storey dwelling, under a double roman tiled roof located in the open countryside. It has previously benefited from one planning permission for the alterations to the dwelling including replacement windows, rooflights, the conversion of a store to additional living accommodation and the creation of off street parking to the front of the property.
7.2.2 The current proposal is for the erection of a raised side terrace 3.985m wide x 4.950m deep to be attached to the dwellings west side elevation. It would be served from the existing dining room by the installation of double doors at ground floor level, would equate to a small increase over the original floor-space area.
7.2.4 Policy H15 of the Adopted Isle of Man Strategic Development Plan (2016) reads:
"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)."
7.2.5 Given the above, the proposed extension would comply with the floor area limit of 50% as per the above Policy constraint. The principle of development is, therefore, considered to be acceptable.
VISUAL IMPACT ON EXISTING DWELLING AND THE SURROUNDING COUNTRYSIDE
7.2.7 In terms of the visual impacts of the proposed works on the existing dwelling, it is considered that the proposed outdoor terrace respects the proportion, design and form of the existing dwelling and would appear as a subordinate addition to it. Whilst the outdoor terrace would add a contemporary element to the existing property, it is judged that it would not unduly harm the character and appearance of the main dwellinghouse. The key features of the main dwelling would not obscured by it as it would be on the west side away from public view and would also be screened to an extent by the varying land level across the site. It would thus appear as a contemporary but subordinate addition to the dwelling, and would not exceed the
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50% floor space limit as outlined in Policy H15. It would not detract from the character of the site and its countryside surroundings.
7.2.8 It would not result in the loss of any surrounding trees or impact on any tree on site, ensuring that the development does not cause harm to the visual amenity of the locality or surrounding countryside. Accordingly, it is considered the proposal is acceptable and would accord with the advice contained in Policy 3 of Planning Circular 3/91 which supports the addition of basic forms to traditional properties; and, the provisions of Policies HP15 and HP16 and EP1 in the Adopted Isle of man Strategic Plan (2016).
7.3 IMPACTS ON NEIGHBOURING AMENITY
7.3.1 With regard to impact on neighbouring dwellings, the dwelling on site stands in spacious grounds. The other nearest neighbouring/nearby residential properties lie directly opposite and comprise the dwellings at The Lhergy, Ard Na Mara and Ab Haile which are located on the opposite side of Clay Head Road to the south. It is considered that there would be no impact on the residential amenities of occupants of any of these properties or the neighbouring dwelling at Anorgarth, as a result of the proposed development.
7.4 HIGHWAY IMPACT
7.4.1 With regard to Highway impact, the scheme does not propose any alterations to the means of access to the site or parking within the site. Highway Services has expressed no interest as they have no implications for highway safety. As such, it is considered that there would be no adverse impacts on parking or highway safety resulting from the proposal.
7.5 IMPACT ON SITE ECOLOGY
7.5.1 In terms of impacts on ecology or biodiversity within the site, it is also important to establish if any real harm would result with respect to ecological and environmental concerns, it would involve no loss of trees or other vegetation to facilitate the erection of the extension. Therefore, any impacts on biodiversity within the site will be negligible, and overridden by the retention of the rural character of the site which will remain largely unchanged.
8.0 CONCLUSION
8.1 Overall, it is considered the proposal would comply with the relevant policies GEN2, GEN3, HP15 and HP16 and EP1 of the Isle of Man Strategic Plan. Therefore, it is recommended that the application be approved.
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.
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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.
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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: 16.04.2025
Determining Officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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