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25/90994/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90994/B Applicant : Mr & Mrs Patrick Carolan Proposal : Erection of single storey extension to east elevation of existing dwellinghouse Site Address : 30 Ballacriy Park Colby Isle Of Man IM9 4LU
Senior Planning Officer: Mrs Louise Phillips Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 13.01.2026 __
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.
C 2. The materials to be used in the construction and finishing of the development hereby approved shall match those used on the existing building as described on Drawing Number 2025-050-104 unless alternatives are first submitted to and approved in writing by the Department.
Reason: In the interests of the character and appearance of the area.
This application has been recommended for approval for the following reason. By virtue of its modest scale, siting and complementary design, the proposed extension could be comfortably accommodated upon the site without detriment to the character and appearance of the host property or wider area. It would cause no harm to the living conditions enjoyed by neighbouring occupiers. Consequently, the proposal would comply with the relevant policies of the Development Plan.
Plans/Drawings/Information;
This approval relates to the following drawings:
o 2025-050-101 Site Location, Existing and Proposed Site Plan
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25/90994/B
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o 2025-050-103 Existing Floos Plans, Elevations and Photographs o 2025-050-104 Proposed Floor Plan, Section and Elevations
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
o Arbory and Rushen District Commissioners: No objection. __
Officer’s Report
1.0 THE SITE
1.1 The application relates to a detached bungalow on a corner plot in Ballacriy Road. Both the north and south elevations have gable ends, but the property also has several small flat roofed additions. There is a hedge/planting along the eastern boundary with the road, beyond which lies a narrow access lane and then a field. The property is bordered to the north and west by other similar bungalows.
2.0 THE PROPOSAL
2.1 The proposed development is a single storey extension to the east elevation facing the road to extend the kitchen and provide an additional bedroom with en-suite bathroom. It would replace an attached, flat-roofed store. The extension would have a gable end of the same height and proportions of those on the north and south elevations, which would be finished in white painted render. The roof tiles, windows and doors would match those on the existing dwelling and three rooflights, one very small, would be provided on the south roof slope.
3.0 PLANNING POLICY
Site Specific 3.1 The site is not within a Conservation Area and there are no Registered Buildings, Registered Trees or Registered Tree Areas in the vicinity. The site is not at risk of flooding.
Area Plan for the South 3.2 The site is within a predominantly residential area.
Isle of Man Strategic Plan 2016 3.3 Strategic Policy 3 requires development to have regard to local character.
3.4 General Policy 2 - Provides various criteria for development management purposes, including those below which are relevant to this proposal. The development should:
(b) respect the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) not affect adversely the character of the surrounding landscape or townscape; and (g) not affect adversely the amenity of local residents or the character of the locality.
4.0 OTHER MATERIAL CONSIDERATIONS
4.1 Residential Design Guide.
5.0 PLANNING HISTORY
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25/90994/B
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5.1 20/01005/B: erection of an extension and relocation of front porch doorway. Permitted.
5.2 88/01345/B: Erection of kitchen extension. Permitted.
6.0 REPRESENTATIONS
6.1 Arbory and Rushen Parish District Commissioners (23/12/25): The Commissioners support the application.
6.2 The following organisations were consulted on 11/11/25 but, at the time this report was drafted, no comments had been received:
o Manx Utilities Authority, Electricity; and o Highways Services.
7.0 ASSESSMENT
7.1 The main issues are the effect of the proposed development upon the character and appearance of the host property and wider area; and upon the living conditions of neighbouring occupiers.
Character and Appearance 7.2 Ballacriy Park comprises similar bungalows with some features individual to each property. The plots are of slighty different shapes and sizes so that some are closer to the road than others. The front elevation of the application property is set back from the road and the hedge along the boundary provides significant screening of the east elevation.
7.3 The proposed extension to the east side would increase the width of the building by approximately 2m and, in this sense, it would be a modest addition. The gable roof and matching materials would ensure its appearance was compatible with that of the host dwelling. The new expanse of roof would make the building more prominent in the street scene when viewed from the south, but it would be set back, well away from the road, and would not be overbearing. Similarly, while the extension would be quite close to the eastern boundary of the site, other buildings in the area are close to the road and the planting screen would soften its appearance.
7.4 Overall, by virtue of its modest scale, siting and complementary design, the proposed extension could be comfortably accommodated upon the site without detriment to the character and appearance of the host property or wider area. Thus it would comply with Strategic Policy 3 of the Strategic Plan and with General Policy 2(b), (c) and (g).
Living Conditions 7.5 The roof of the proposed extension would increase the height of the built form facing the neighbouring property to the north, but it would be no closer than the existing flat roofed store to be replaced. Given the relative orientation of the buildings, there would be no loss of light in the garden and the existing boundary fence would prevent mutual overlooking to and from the new ground floor windows. Therefore, the proposed development would not be significantly detrimental to the living conditions enjoyed at the neighbouring property to the north; and neighbouring occupiers to the west would not see the extension from inside their house. The proposal would comply with General Policy 2(g) of the Strategic Plan.
Other Issues 7.6 The proposed development would not have any implications for parking or highway safety; and no other concerns have been raised.
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25/90994/B
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8.0 CONCLUSION
8.1 For the reasons given above, the proposed development would cause no significant harm in respect of either character and appearance or neighbouring living conditions and it would therefore comply with the relevant policies of the Development Plan. It is recommended for approval accordingly.
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. __
I can confirm that this decision has been made by the Head of Development Management 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 : 26.01.2026
Determining Officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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