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Application No.: 25/90613/B Applicant: Mr John Quaye Proposal: Erection of single-storey extension to existing integral garage, replacement of existing single-storey annex with double-storey extension to north elevation, installation of ground floor door to rear elevation, removal of chimney, and removal of porch to east elevation Site Address: The Bungalow Baldrine Hill Baldrine Isle Of Man IM4 6DS Planning Officer: Hamish Laird Photo Taken: 17.07.2025 Site Visit: 17.07.2025 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.09.2025 _________________________________________________________________
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.
The proposed development would result in an acceptable visual impact on the character of the site and surroundings, and would not give rise to any undue harm to the residential amenities of occupants of any adjoining or nearby residential properties. This accords with the provisions of Policies GEN2 and ENV22 iii) in the Isle of Man Strategic Plan 2016. Approval is recommended.
The development, hereby approved, shall be carried out in accordance with the following drawings and details:
Location Plan @ scale 1:1,250 showing the site edged red on A4;
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All date-stamped received 16th June, 2025, unless indicated otherwise.
_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Garff Commissioners - No comments received. DoI - Highway Services - No comments received.
One letter from a third party - The National Annexe Planning Consultancy (NAPC) - has been received. The representation in support of the proposals is from a UK based National commercial organisation which is not located within 20.0m of the site, and therefore, does NOT qualify for the Right to Appeal.
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The site comprises The Bungalow, Baldrine Hill, Baldrine, a detached house located on the west of Main Road. The road slopes downward towards the north and the site slopes upward towards the west. A winding driveway leads to The Bungalow from Main Road. The site is bounded by a number of detached dwellings placed on sloping ground with those at the rear (west) which are served by a private access road, having significantly higher finished ground floor levels compared to the bungalow. These properties are screened by hedging and fencing along their access road boundary with the Bungalow. - 1.2 The Bungalow consists of a hipped/pitched roof, single storey, main dwelling, with a flat-roofed, single storey, extension at the northwest corner. A hipped/pitched roof extension is attached to the southeast and a pitched-roof hallway connects the main dwelling with the extension. The southeast extension, located closest to Main Road, has two floors. Its ground floor is a garage at the same level as the driveway. - 1.3 The rear garden is higher than the ground level of the main house. The raised ground is approx. 1m from the house.
2.0 THE PROPOSAL - 2.1 The full planning application proposes the erection of a single-storey extension to be attached to the existing integral garage; the replacement of the existing single-storey annex with a double-storey extension to the north elevation; the installation of a door at ground floor level to rear elevation; the removal of a chimney from the rear roof-slope; and, the removal of a porch to the east elevation - 2.2 The existing dwelling is ostensibly single storey in nature and is set on sloping ground which rises from a low point next to the garage on the south-east of the plot to a high point on the north-west of the plot. In terms of footprint, the extensions to the Bungalow would be added to the north side following the removal of the flat-roofed annex; and, to the west side where an extension is proposed to be attached to the side of the garage. - 2.3 The existing dwelling provides the following accommodation:
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and en-suite shower room/WC. The Annex has a separate entrance from outside the dwelling with no internal connection.
2.4 The extended dwelling as proposed following the demolition of the existing Annex would provide:
2.5 The first floor extension above the new gymnasium would be housed under a pitched roof, with a plain gable to the north side. This would reflect the eaves and ridge heights of the existing main roof over the dwelling. To the rear (west) the roof-slope would feature a flat roofed dormer approx. 5.5m wide x 3.0m high. The flat roof would be set below the ridge line of the new pitched roof over the extension by approx. 0.6m.
3.00 RELEVANT SITE HISTORY 24/91172/B - Landscaping works and construction of garden walls and terrace; replacement of window with upvc door to access terrace. Permitted - 20.11.2024. 18/01123/B - Installation of a flue - Permitted - 18.12.2018. - 4.0 PLANNING POLICY Site Specific
4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East (2020). It is not a Registered Building and there are no Registered Trees on the site. It does not lie within a Conservation Area or a recognised Flood Risk Area. - 4.2 Strategic Policy - in the Isle of Man Strategic Plan 2016, the following policies are of relevance to the consideration of this proposal: Strategic Policy 5 requires that:
"New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies."
4.3 There is a presumption in favour of residential development here, subject to the general standards of development as set out in General Policy 2 as follows:
"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
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4.3 Paragraph 7.34: Existing Settlements 7.34.1 Every settlement in the Island has its own individual character and identity which needs to be conserved and enhanced. If such characteristics and qualities are not to be lost, any new development must be appropriate to the locale in terms of scale, siting, design, relationship with other buildings and land uses. Area Plans should identify important spaces within settlements, whether in the form of village greens, squares or areas which simply add to the attractiveness and interest of particular areas which have positive amenity value. It is important to the attractiveness and individuality of centres that over intensive development is avoided as well as the gradual merging of towns and villages in order to preserve a sense of identity and sense of place. In terms of existing settlements, in both rural and urban areas, new development will be expected to follow the following design principles. Development will need to:
4.4 Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are Environment Policy 22 relating to the impacts of new development upon residential amenity. Strategy and Guidance - 4.5 The Residential Design Guide (July 2021) has the following policies that are considered materially relevant to the assessment of this current planning application:
5.0 REPRESENTATIONS - 5.1 Garff Commissioners - no comments had been received on this application by the Report writing stage (11/9/25). - 5.2 DoI Highway Services - no comments had been received on this application by the Report writing stage (11/9/25). - 5.3 Third Party Representations: The National Annexe Planning Consultancy (NAPC) Watermoor Point Cirencester GL7 1LF, has written in (21/7/25) commenting as follows:
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"On behalf of the National Annexe Planning Consultancy (NAPC), I am writing in support of planning application 25/90613/B for the erection of a single-storey extension to the existing integral garage, replacement of the existing single-storey annex with a double-storey extension to the north elevation, installation of a ground floor door to the rear elevation, removal of the chimney, and removal of the porch to the east elevation at The Bungalow, Baldrine Hill, Baldrine, Isle of Man, IM4 6DS. NAPC's national expertise in ancillary and modular development informs our strong support for proposals that make efficient use of existing residential plots and provide flexible living solutions. The replacement and enhancement of the existing annexe as part of this application demonstrates a commitment to supporting multigenerational living and delivering sustainable accommodation options without the need for large-scale new development. Such ancillary accommodation, when appropriately designed and integrated, offers a valuable response to current housing and care pressures.
Should the applicant require further guidance on policy compliance or wish to secure long-term peace of mind regarding the ancillary status of the accommodation, NAPC would be pleased to offer expert advice. More information and support can be found at https://napc.uk/annexesupport/.
We encourage the Isle of Man local planning authority to consider the adoption of supportive annexe policies in future iterations of the local plan, recognising the positive impact that ancillary accommodation has had in jurisdictions such as Ireland and California, where it is helping to relieve housing pressures and support diverse living arrangements.
6.0 ASSESSMENT - 6.1 The main issues to consider in the assessment of this planning application are:
6.2 The dwelling lies within the settlement boundary for Baldrine and given its age and lack of any outstanding planning Enforcement issues, is considered to have been has been lawfully erected, with subsequent planning approvals for the installation of a flue PA 18/01123/B; and, 24/91172/B - approval for landscaping works and the construction of garden walls and a terrace; and, the replacement of a window with a uPVC door to access the terrace. This latter approval was permitted on 20/11/24. The principle of development is, therefore, accepted. Visual impact
6.2 Strategic Policy 5 in the IoMSP advises that new development should be designed to
make a positive contribution to the Island. Policy Gp2 of the Strategic Development Plan indicates in part that new development must:
"(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; and,
(c ) does not affect adversely the character of the surrounding landscape or townscape;"
6.3 There have been no previous extensions to the property, apart from the creation of the landscaping works; construction of garden walls and a terrace; which were in progress at the time of the Case Officers site visit on 15/7/25. The addition of the currently proposed extensions comprising the new flat-roofed garage (approx. 32m2 in floor area); and, the 2 storey extension to the north side of the dwelling in place of the existing flat-roofed annex, with its flat-roofed rear dormer window and existing dwelling matching eaves and ridge height, (approx. 108m2 in floor area), would be acceptable in design terms.
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6.4 The advice contained in SP5 is that "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island". Policy Gp2 b) requires that new development should respect the site and surroundings, as outlined above. The advice contained in para 7.34 of the IoMSP requires that new development should:
6.5 Section 4.0 - Householder extensions in the Residential Design Guide (July 2021), in respect of 2-storey side extensions (para 4.8.1) advises that: "A pitched roof will normally be essential to any side extension. The roof of the proposed extension should match the original in terms of pitch and shape. The ridge line should either follow or, often preferably, be lower than the original dwelling" - 6.6 The proposals would result in a significant increase in the floor area of the property. The question is, therefore, whether the proposed extensions would be in scale and keeping with the existing dwelling, and whether any adverse visual impact would arise as a result of their being added to the dwelling. - 6.7 The dwelling at the Bungalow stands in a large plot, which due to the curving nature of its drive, and sloping nature of the sites topography where the land rises away heading west from the main road of Baldrine Hill, it is noted that the existing garage is set down on the site relative to the adjoining dwelling to the south at 'Concord' and is also screened from the main road by mounding on site. The new flat-roofed garage would largely be hidden from public view where it is proposed to be sited and would not give rise to any adverse visual impact. - 6.8 The new 2-storey element of the extensions in place of the annex, would be sited to the north (rear) of The Bungalow and to the east of the neighbouring dwellings at Mossley Lodge, Appin Lodge and Port-e-Chee. These three dwellings are accessed by a private drive running along The Bungalow's western site boundary, and are in part screened from The Bungalow by chain link fencing; shrubs and trees - with some gaps in between - and are also set at a noticeably elevated level compared to The Bungalow. - 6.9 The dwelling on the site is most visible from the public highway - Packhorse Lane which runs to the north in an east-west direction. The new 2-storey element would also be sited some distance from the neighbouring dwelling Cloven Stones Cottage on this northern side of the plot. Whilst the two-storey side extension, which would have matching ridge and eaves heights with the main dwelling, would also be visible from north, it is considered that it would not appear unduly intrusive. Also, the new first floor, flat-roofed, rear dormer would be in part screened from views from the west by rising land, and from the north by the bulk of the new extension, which would render it largely un-intrusive. - 6.10 Whilst the above extensions would alter the character of the dwelling, and make it bigger, it is considered that these additions would not be out of context. Given the set-back nature of the dwelling from the road, plus the front garden depth; and changes in levels across the site, and natural tree and shrub screening contained therein, it would not result in an adverse visual impact that would be unduly harmful to the character and appearance of the dwelling or the locality in which it stands.
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6.11 Overall, it is considered that the design of the proposed extensions, whilst not strictly complying with the advice in the 2021 RDG, is acceptable, and would accord with the provisions of Policy SP5, and GP2 b) and c) in the IoMSP 2016. Neighbours amenities - 6.12 It is noted that no neighbour representations have been received in connection with these proposals. That which has been received from the National Annexe Planning Consultancy (NAPC), is supportive of them. Given the position of the extensions in close relation to the existing dwelling, and the distance, orientation and favourable relationship to the neighbouring dwelling at Cloven Stones Cottage, it is considered that no significant loss of privacy or amenity to the occupants of this neighbouring dwelling, or any other nearby dwelling arising from the installation of the clerestorey window in the first floor north side elevation of the 2-storey element of the extensions, would arise. It is further considered that the proposed extensions and alterations would result in an overbearing relationship with this neighbouring dwelling, or any other nearby dwelling. - 6.13 Overall, with regard to the potential impact of the development on neighbouring residents amenities, the proposed development is considered to be acceptable and accords with the provisions of Policy GP2 (g) and (h), of the Adopted Island Development Plan 2016. Other considerations - 6.14 None. - 6.15 Overall, it is considered that the proposed development would result in an acceptable visual impact on the character of the site and surroundings, and one which would not give rise to any undue harm to the residential amenities of occupants of any adjoining or nearby residential properties. This would accord with the provisions of Policies GEN2 and ENV22 iii) in the Isle of Man Strategic Plan 2016.
7.0 RECOMMENDATION - 7.1 Approve.
8.0 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:
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):
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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: 17.09.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner
Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/ customers and archive record.
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