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25/90910/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90910/B Applicant : Mr & Mrs Mark _ Linda Cowley Proposal : Replacement of existing lean-to store with single-storey extension to southwest gable elevation of existing dwellinghouse, and formation of patio Site Address : Meadow Bank Baldrine Hill Baldrine Isle Of Man IM4 6DQ
Planning Officer: Lucy Kinrade Photo Taken : Site Visit : 20.11.2025 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 01.12.2025 __
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 falls within the tests of General Policy 2 (b, c, g) of the Isle of Man Strategic Plan 2016 having an acceptable impact on character and appearance of the existing dwelling and streetscene and not resulting in any neighbouring amenity concerns. The proposal also complies with Community Policies 7 and 11, and does not undermine Infrastructure Policy 5.
Plans/Drawings/Information;
This approval relates to the following: o drawing numbers 1, 2, 3, 4, 5 and 6 o existing site photographs all date published online 1 Oct 2025.
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25/90910/B
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: o Garff Commissioners - no objection __
Officer’s Report
THE SITE 1.1 The application relates to Meadow Bank, Baldrine Hill, Baldrine.
THE PROPOSAL 2.1 Proposed is the removal of an existing side extension and the erection of a new extension on the west side gable. The application also includes the creation of a new patio area.
PLANNING HISTORY 3.1 There are no previous application for the site considered relevant. 3.2 99/00419/B was approved for a new detached garage for the neighbouring property East View, the garage sits closest to Meadow Bank while the main dwelling sits further west. 3.3 On the opposite side of the road, PA 23/00054/B was approved for the erection of a new two storey extension to the existing cottage.
PLANNING POLICY 4.1 The site lies within an area zoned as residential on the Area Plan for the East 2020. The site is not within the Peel Conservation Area. The site is not recognised as being at any flood risk. There are no registered trees on the site. 4.2 LOCAL PLAN / AREA PLAN - o None 4.3 ISLE OF MAN STRATEGIC PLAN 2016: o Strategic Policy 1 - make best and efficient use of sites and utilising existing infrastructure o Strategic Policy 2 - new development directed to towns and villages o Strategic Policy 5 - promotes good design o Strategic Policy 10 - sustainable transport o General Policy 2 - general development standards including visual and amenity o Environment Policy 42 - Designed to take into account local character and identity o Community Policy 7 - designed to prevent criminal and antisocial behaviour; o Community Policies 10 & 11 - implement best practice so as to reduce the outbreak and spread of fire o Transport Policy 4 - Highway safety o Transport Policy 7 - Appendix 7 - parking standards o Infrastructure Policy 5 - methods for water conservation 4.4 Reference any relevant PPS or NPD o none
5.0 OTHER MATERIAL CONSIDERATIONS 5.1 Legislation
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25/90910/B
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o Section 143 of the Equality Act (2017) places a duty on public bodies to promote equality, eliminate discrimination, advance equality of opportunity and foster good relations. 5.2 Policy/Strategy/Guidance o Manual for Manx Roads
6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. 6.1 Garff Commissioners - no objections (10/11/2025) 6.2 The following were consulted but no response received at the time of writing the report 01/12/2025: o Manx Utilities - electricity o DEFA Forestry o DEFA Environmental Protection Unit - Waste Management o DOI Highway Services
7.0 ASSESSMENT 7.1 The main issues to consider in the assessment of the application are the potential impacts upon the character and appearance of the main dwelling as well as the street scene, and whether there are any potential impacts upon any neighbouring properties. The potential impacts upon the character and appearance of the main house and street scene 7.2 It is noted that the style, form and size of properties within this part of Balrdrine and along the main road all vary in style, height and design. Some properties are traditional Manx cottages, others bungalows, and some 1930's, and so there is no set character or building form to follow. 7.3 The existing dwelling has been altered and extended overtime but maintains a general form and arrangement that leans more towards a traditional style with its slate pitched roof, rendered walls, solid to void ratios and integral stack. The dwelling has a negligible, neutral impact on the streetscene. 7.4 Proposed is a new extension on the western side replacing an existing smaller lean-to extension. This proposed extension is to be single storey and with a roof ridge and eaves sitting lower than the main house and this helps to maintain a subordinate appearance particularly from key public views. Its selected materials are in keeping with the main house, as well as its rear and road facing elevation windows match those on the main house. The gable end window is a large and fairly contemporary in comparison, although these have become common place of late and the existing dwelling here is capable of accommodating it in this case without resulting in any overall harm and its location on the end gable is unlikely to be prominent from the roadside. 7.5 Plans indicate that the pitch of the proposed roof will differ from that on the main house, and on plan this somewhat uncomfortable. However given the siting, layout and elevated position, and noting the mix of roof finishes and pitches already across the dwelling, that the proposal now is not expected to result in any increased adverse impacts nor to look so out of keeping as to detract from the overall streetscene. Public views are not expected to be harmed as a result of the works.
The potential impacts upon the neighbouring properties 7.6 Factors to consider in this case are whether there would be any overshadowing, any overbearing impacts upon outlook or whether there would be any overlooking or privacy impacts.
7.7 The distance. siting, orientation and topography here between the house and the nearest neighbours helps to minimise any impacts on neighbouring amenity to an acceptable level. The closest structure likely to be affected is a detached garage belonging to 'East View'. Its nearest elevation facing the application site contains only a double garage door and there are no windows to be affected. Noting that this garage is not a habitable building either and so no issues in this respect.
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25/90910/B
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Other matters 7.8 The proposed is not expected to result in any increased or new impacts in respect of fire spread, antisocial behaviour nor any water conservation issues.
8.0 CONCLUSION 8.1 Overall, it is concluded that the proposal falls within the tests of General Policy 2 (b, c, g) of the Isle of Man Strategic Plan 2016 having an acceptable impact on character and appearance and not resulting in any neighbouring amenity concerns. The proposal is also considered to comply with Community Policies 7 and 11, and not to undermine Infrastructure Policy 5.
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. 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. 9.5 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.
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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: 02.12.2025
Determining Officer Signed : C BALMER
Chris Balmer
Principal Planner
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