17 January 2022 · Delegated - Head of Development Management (Stephen Butler)
Geay Varrey, Clay Head Road, Baldrine, Isle Of Man, IM4 6dl
The proposal involves replacing an existing single-storey garage with a larger double garage featuring a guest suite and entertainment room linked to the main house, plus additions to the main dwelling such as canopies over the front door and window, open decks at ground and lower ground levels, a glazed garden room, a…
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The officer assessed the proposal against General Policy 2 (GP2) of the Isle of Man Strategic Plan 2016, which presumes in favour of extensions to existing properties provided they do not adversely im…
General Policy 2
GP2 sets general standards for acceptable development, presuming in favour of extensions to existing properties where they do not adversely impact adjacent properties or the surrounding area (para 8.12.1). The officer tested the proposal's form, mass, scale, and design against criteria b (character/appearance) and g (neighbour amenity), finding the amended garage and extensions acceptable in the streetscene and from distant views, with no harm to amenity due to existing overlooking and screening.
Residential Design Guide 2021
Provides guidance on good neighbourliness and overlooking for residential developments. The officer considered overlooking to neighbours Savannah and The Lhergy, noting existing mutual overlooking due to topography and that the proposal does not significantly increase it, with planted hedging and trees providing a buffer.
Community Policy 7
Requires consideration of reducing outbreak of fire. The officer noted the works are alterations to an existing dwelling with no expected changes or new issues regarding fire spread.
Community Policy 11
Requires consideration of preventing criminal activity. The officer found no new issues created by the proposal.
Infrastructure Policy 5
Concerns water conservation. Despite adding one bathroom, the officer concluded no increase in water usage or new issues, with run-off managed as existing.
Time limit
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.
Incidental use only
The accommodation within the garage hereby approved shall be used only for purposes incidental to the enjoyment of 'Geay Varrey' as a dwellinghouse. No separate curtilage shall be formed and the residential annex shall at no time be used as an independent dwellinghouse. Reason: The application has been assessed only in terms of this restricted use only and any other use would be contrary to polices in the Strategic Plan 2016 regarding new residential development in the countryside.
Do not oppose.
Highways Division had no objection to the original and amended proposals, noting no significant highway safety issues. Garff Commissioners initially objected due to incongruous design and visual impact but withdrew objection after amended plans.
Key concern: design of the proposed extension is incongruous with the existing property and detrimental to sensitive landscape
Department of Infrastructure Highways Division
No ObjectionAfter reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking.; Do not oppose
Conditions requested: electric vehicle charging point and bicycle parking should be considered
Garff Commissioners
Objectionthe document effectively presumes against the approval of extensions that are ‘not in keeping’ and ‘sympathetic’ with the design of the original dwelling.; Members concluded that the design could be viewed as detrimental to this sensitive landscape.
Department of Infrastructure Highways Division
No ObjectionHighways Development Control notes the amendments uploaded on 22 December 2021 and adds no further comments to those made on 11 August 2021. A recommendation of ‘Do Not Oppose continues to apply.”
Garff Commissioners
No ObjectionThe Commissioners considered the amended plans and have no objection to the new proposals.
