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25/90532/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90532/B Applicant : Mr Sam Jones Proposal : Front extension to existing attached garage Site Address : Spring Bank Baldrine Road Baldrine Isle Of Man IM4 6EB
Planning Officer: Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 04.08.2025 __
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 complies with General Policy 2, Environment Policy 10 and Transport Policy 3 & 7 of the Isle of Man Strategic Plan 2016
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 31st May 2025; o Covering Letter, Drawing No. A SLP 01, Drawing No. A EBSP 01, Drawing No. A EPNE 01, Drawing No. A EPNW 01, Drawing No. A EPSW 01, Drawing No. A EPSE 01, Drawing No. A EFFP 01, Drawing No. A EGFP 01, Drawing No. A PFFP 01, Drawing No. A PGFP 01, Drawing No. A EPEE 02, Planning Statement and Flood Mitigation Measures.
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection (condition requested is unenforceable) Garff Commissioners - No Objection __
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25/90532/B
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Officer’s Report
APPLICATION SITE 1.1 The site is within the residential curtilage of Spring Bank, Baldrine Road, Baldrine which is a two-storey property situated upon a corner plot where Baldrine Road meets the Manx Electric Railway (MER). Due to the orientation of the property, the front faces onto the MER line and the rear faces onto Baldrine Road.
1.2 To the rear of the property (facing Baldrine Road), there is enough space for two vehicles to park.
PROPOSAL 2.1 The current planning application seeks approval for the enlargement of the existing garage by 2.610m to be in line with the existing kitchen to the Western elevation and to alter the internal layout, to provide a lobby, utility room, and living room with shower room. The extension also includes the installation of two windows to the rear roadside elevation and sliding doors to the front elevation. Within the proposal is the installation of a rooflight where the existing porch is to be situated.
2.2 Whilst the proposal also includes alterations to the driveway these alterations were approved under PA24/90898/B (which has been started by the erection of the greenhouse) and as such not assessed as part of this application, apart from the parking which is a requirement.
PLANNING POLICY 3.1 The site lies within an area zoned as "Proposed Residential" on the Area Plan for the East, Map 9 - Baldrine. The property is not within a Conservation Area. The proposed area on which the front extension is to be situated is within a High Likelihood Surface Water Flood Risk Zone.
3.2 Given the nature of the site and the land designation, the most relevant Isle of Man Strategic Plan policies would be General Policy 2 which sets out the general standards towards acceptable development and Transport Policy 7 in connection with Appendix 7 which sets out the relevant parking standards. Environment Policy 10 is also relevant due to the Flood Risk Zone and Transport Policy 3 is also relevant due to the MER railway adjacent to the site.
PLANNING HISTORY 4.1 There is one previous application which is relevant in the assessment of this application, PA24/90898/B which was for "A front extension to increase the size of the existing garage and to provide an entrance porch. The erection of a small greenhouse in the garden area," which was approved.
REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summary;
5.2 LOCAL AUTHORITY
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25/90532/B
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5.3 STATUTORY BODIES
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are;
6.2 CHARACTER AND APPEARANCE 6.2.1 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states that there will be a general presumption in favour of extensions or alterations to existing properties where such works would not have an adverse impact on either adjacent properties or the surrounding street scene in general.
6.2.2 The proposed works due to where they are situated are within a high prominence elevation of the property, which will be seen from a public vantage point, as such there will be a noticeable difference in the streetscene. Whilst this is the case, the impact of the working on the overall streetscene will be minimal and over time are unlikely to be noticed, as such the proposal is deemed in keeping with the main dwelling and wouldn't impact the overall character nor appearance of the streetscene and complies with General Policy 2 of the Isle of Man Strategic Plan.
6.3 HIGHWAY SERVICES 6.3.1 Turning towards the comments raised by Highway Services and the condition they want to be attached with regards to "the front gates must be sliding operation only for the lifetime of the development so that parking can be contained within the site."
6.3.2 This condition would be unenforceable from a Planning Enforcement point of view, not only as it would be hard to enforce but also that the Highways Act 1986 would account for gates over a highway. As such noting this and noting that the proposal provides two parking spaces abide tight, it is deemed that a condition is not required in this instance.
6.4 FLOODING 6.4.1 Due to the site being in a High Likelihood Surface Water Flood Risk Zone, as per Environment Policy 10 a flood risk assessment is required. The mitigation provided by the agent on behalf of the applicant is deemed acceptable.
6.5 MANX ELECTRIC RAILWAY 6.5.1 The proposed property is situated directly next to the Manx Electric Railway, which serves the Douglas to Laxey railway line. When looking at the main works, the main item which will impact the MER is the removal of the window and installation of sliding doors to the front elevation. Ultimately the works are acceptably by being a residential item which would not look out of place within it's setting and as such the proposal as a whole will not detract from the MER line, and would comply with Transport Policy 3.
CONCLUSION 7.1 Overall the proposal is considered to be acceptable by not to result in any new or increased impacts on the visual amenity of the surrounding streetscene, impacts upon neighbouring amenity nor Highway Services as such the proposal complies with General Policy 2, Environment Policy 10 and Transport Policy 3 and 7 of the Isle of Man Strategic Plan 2016.
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25/90532/B
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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; 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: 05.08.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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