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25/90133/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90133/B Applicant : Mr & Mrs Ian Melvin Proposal : Alterations and extensions to dwelling to provide additional living accommodation, alterations to existing vehicle access, installation of flue for log burner Site Address : 12 Bradda View Ballakillowey Colby Isle Of Man IM9 4BE
Planning Officer: Vanessa Porter Photo Taken :
Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 10.03.2025 __
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 and Environment Policy 22 of the Isle of Man Strategic Plan 2016, as such the planning application is recommended for approval.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 5th February 2025; o Drawing No. 24 1868 01 o Drawing No. 24 1868 02 o Drawing No. 24 1868 03 o Drawing No. 24 1868 04 o Drawing No. 24 1868 05 o Drawing No. 24 1868 06 o Drawing No. 24 1868 07 o Photographs of the site __
Right to Appeal
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It is recommended that the following organisations should NOT be given the Right to Appeal: Department of Environment, Food and Agriculture - No Objection Department of Infrastructure (Highway Services & Drainage) - No Objections Arbory and Rushen Commissioners - No Objections __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is within the residential curtilage of 12 Bradda View, which is a detached two storey dwelling situated to the North Western side of the Western Bradda View cul-de-sac.
THE PROPOSAL 2.1 The current planning application seeks approval for the erection of a two storey extension to the front & side elevation which is to encompass the existing sitting room situated to the ground floor level and for the erection of a single storey extension to the rear elevation.
2.2 The proposed two storey extension to the front & side elevation is to be extended 3.4m in front of the existing sitting room elevation and is to be the same width as the existing sitting room, with the height and roof type matching the existing dwelling. No windows are proposed to be within the side elevation. The existing stone work accent to the ground floor level is to be mirrored in the proposed extension.
2.3 The single storey rear extension is to measure 6.475m by 3.675m and is to have a pitched roof, with a flue situated to the North Eastern elevation which adjoins the main dwelling.
PLANNING HISTORY 3.1 The previous applications on the site are not relevant in the assessment of this application.
PLANNING POLICY 4.1 SITE SPECIFIC 4.1.1 The site lies within an area zoned as "Predominantly Residential" on the Area Plan for the South, Map 7 - Port Erin/ Port St Mary. The site is not within a Conservation Area nor a Flood Risk Zone.
4.2 ISLE OF MAN STRATEGIC PLAN 2016 4.2.1 The Isle of Man Strategic Plan 2016 contains the following policies considered materially relevant to the assessment; o Strategic Policies 3 & 5 - promote good design and use of local materials and character o General Policy 2 (b)(c)(g) - general standards towards acceptable development, character and appearance and neighbouring amenity. o Paragraph 8.12.1 - supports principle of extensions and alterations in built up areas not controlled by Conservation Area nor Registered Building policies o Environment Policy 22 - sets out prevention of unacceptable harm to the environment and/or the amenity of neighbouring properties. o Environment Policy 42 - promotes development take into account the particular character and identity of the environment. o Transport Policy 10 in connection with Appendix 7 which sets out general parking standards
4.3 RESIDENTIAL DESIGN GUIDANCE 4.3.1 The Residential Design Guide (July 2021) contains the following guidance also considered materially relevant: o Section 5 Architectural Details o Section 7 Impact on Neighbouring Properties
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REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summary;
5.1 DOI Highway Services have considered the application and state, "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon Highway safety, network functionality and/or parking. A S109 highway agreement will be required for an extension to the dropped kerbs to facilitate the widened driveway." (11.02.25)
5.2 Arbory and Rushen Commissioners have considered the application and state support. (23.02.25)
5.3 DOI Highways Drainage have considered the application (26.02.25) and state, "Allowing surface water runoff onto a public highway would contravene Section 58 of the Highways Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads."
5.4 DEFA Environmental Health Unit have considered the application and state they have no objections. (07.02.25)
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
6.2 CHARACTER AND APPEARANCE 6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
6.2.2 The overall principle of extending the dwelling via the proposed extensions is an acceptable form of development for increasing the floor area of the existing dwelling. Whilst the proposed extension to the front & side elevation due to matching the main dwelling is not subordinate, in terms of size, height and the general appearance the proposal is considered proportionate and an acceptable extension.
6.2.3 Turning to the proposed extension to the rear, the proposal would not result in any over- development of the site and the finish is in keeping with the main dwelling, whilst the roof it a pitched roof and not hipped, this is an acceptable roof finish for the site. When looking at the proposed flue situated within the rear extension, due to its location views of the flue will be minimal, whilst this is the case, flues are not an unusual feature within residential properties and are becoming popular even within recently built properties such as the application site. As such given that the proposed flue should not have a significant visual impact upon the overall streetscene, given its size, it is considered that the proposal would be an appropriate form of development within the streetscene and to the individual property.
6.2.4 Overall from a character and appearance point of view the proposal is deemed to be an acceptable form of development that complies with those sections of General Policy 2(b) & (c) of the Isle of Man Strategic Plan 2016.
6.3 IMPACT ON NEIGHBOURS 6.3.1 Turning towards whether the proposal would have an impact upon the amenity of the neighbouring properties. Given the location of both the proposed front & side extension and rear single storey extension, the most likely being impacted being No.10 Bradda View.
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6.3.2 The level and scale of the development proposed here, is considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse or considered to harm the neighbouring amenity, specifically No.10 Bradda View, especially when noting the mature hedging situated between the properties. It is further noted we have not received any objections or comments from the adjoining neighbours and the local authority recommend approval. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g).
6.4 HIGHWAY IMPACT 6.4.1 The driveway works to the front will result in an extension of the existing dropped curb, which is not a matter that can be dealt with via this application and requires a separate Section 109 agreement with DOI Highways.
6.4.2 Due to the appearance of the front of the property, there could have been an increase in the already existing driveway, hence the short dropped curb area, whilst this is the case, if the existing driveway was extended to what is currently shown on the existing drawings, it would be an extension of an already existing driveway. The changes would not make the existing arrangement or visibility from the access worse and as such there are expected no new highway safety issues. The possible widening works would not result in a loss of more than 50% of the front garden and as such, the works in this respect would maintain an acceptable visual impact on the streetscene.
6.5 OTHER MATTERS 6.5.1 When noting the extensions to an existing dwelling, the proposal is not expected to create any changes or new issues in respect of criminal activity or spread of fire. Whilst the proposed extensions roof area will increase the surface area of the dwelling although water run off will be dealt with as per the existing arrangement of the main dwelling. The proposed extension will not increase water usage of the dwelling and so there are no new issues in this respect.
CONCLUSION 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 and Environment Policy 22 of the Isle of Man Strategic Plan 2016 and the principles of the RDG and as such the planning application is recommended for approval.
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: 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;
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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: 11.03.2025
Determining Officer Signed : C BALMER
Chris Balmer
Principal Planner
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