Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 25/90137/B Applicant: Mr James Quayle Proposal: Erection of rear extension; replacement of roof finish Site Address: 52 Ballanard Road Douglas Isle Of Man IM2 5HE Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 11.03.2025 _________________________________________________________________

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.

It is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and Residential Design Guide having no significant impacts upon public or private amenities.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 07.02.2025.

_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection Local Authority - No Objection/no comments received

_________________________________________________________________ Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 52 Ballanard Road, Douglas which is a detached dormer bungalow located on the northern side of Ballanard Road. The properties along Ballanard Road are made up of a number of single storey, dormers and two storey

properties and differ in terms of styles which have evolved over a number of decades and gradually development.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the erection of rear extension; replacement of roof finish. - 2.2 The works to the rear elevation includes a single storey rear extension and a roof extension to provide additional accommodation (enlarged bedroom, with ensuite and dressing room) within the roof space. No increase in the height of the roof is proposed. - 2.3 The change in the roof finish is to a Marley Ashmore in Smooth Brown, or similar, to mimic clay tiles (i.e. as existing).

3.0 PLANNING HISTORY - 3.1 The previous application is considered relevant in the determination of the current application; - 3.2 Erection of conservatory to rear elevation - 10/00871/B - Approved. - 3.3 Erection of garden summerhouse - 05/00577/B - Approved. - 3.4 Widening of access and driveway - 01/01153/B - Approved. - 3.5 Internal & external alterations - 91/01337/B - Approved.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area recognised as predominantly residential use under the Area Plan for the East 2020. The site is not within a Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant to the assessment of this current planning application: - 4.3 General Policy 2 states: "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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;

• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

4.4 Residential Design Guide 2021.

5.0 REPRESENTATIONS - 5.1 Highway Services comment (17.02.2025); "No Highway Interest" - 5.2 Douglas Borough Council have no objection (21.02.2025).

6.0 ASSESSMENT - 6.1 The key issues to considerer in the assessment of this planning application are firstly the potential impacts upon the visual amenities of the street scene; and secondary the potential impact upon neighbouring residents. POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE

6.1 The proposed works to the rear elevation and will be limited form public view, with the extension of the roof to the rear being the element most likely to be publically apparent, albeit not a prominent feature. - 6.2 Both the rear extension, roof extension works and new roof finish would all be in keeping with the character and appearance of the existing property and would have no adverse visual impacts upon the street scene to warrant a refusal. Therefore the proposals would comply with GP 2 and the Residential Design Guide. POTENTIAL IMPACT UPON NEIGHBOURING RESIDENTS

6.4 The main work which could affect neighbouring amenities (overlooking, overbearing impacts upon outlooks and/or loss of light), namely the properties either side of the site (Nr 54, Silverburn, Ballanard Road to the north and Nr 50 Ballanard Road to the south) is the roof extension and to a lesser amount the rear extension. - 6.5 In relation to Silverburn the proposed works would not have a significant impacts given their distance to this property. - 6.6 Of the two neighbouring properties, the property Nr 50 would be most affected by the works, namely the roof extension which increases the scale and mass of the application property. The impacts upon the neighbour's outlook would be impacted, albeit given the distance retained, and the openness and size of the rear gardens, the proposal would not result in a significant adverse impact. There would be not substantial loss of light, given the suns orientation (i.e. east to west) and the proposal being to the north of Nr 50. There are two windows proposed in the gable elevation serving a bedroom and dressing room. However, these windows are small in size and do not serve primary habitable rooms (i.e. living rooms) and do not directly view towards the two neighbouring properties. Overall, while the works would increase the scale and mass of the existing property and therefore have a greater impact than the existing situation, it is not considered the impacts would be so significant to warrant a refusal. Accordingly, the overall works are considered to be acceptable forms of development in this respect and comply with GP2 and Residential Design Guide.

7.0 RECOMMENDATION - 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and Residential Design Guide having no significant impacts upon public or private amenities. - 7.2 The planning application 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 (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:

• 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: 11.03.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

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