Officer Report

Application No.: 25/90664/B Applicant: Mr & Mrs Ashley & Laura Egan Proposal: Conversion of integral garage to living accommodation; erection of side and front extension to include a front porch Site Address: 30 Ballanoa Meadow Santon Isle Of Man IM4 1HQ Planning Officer: Vanessa Porter Photo Taken: 31.07.2025 Site Visit: 31.07.2025 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.09.2025 _________________________________________________________________

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.

• C 2. The development hereby approved shall not be occupied until the parking on Drawing No.JTM2107A-P-02, has been provided in accordance to the drawing and retained thereafter. The driveway shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.

Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.

This application has been recommended for approval for the following reason.

It is concluded that the planning application accords with the provisions set out in General Policy 2, Paragraph 8.12.1, and Strategic Policies 3 (b) and 5, Environment Policy 42, and Transport Policy 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 24th July 2025;

• o Drawing No. JTM2107A-P-01
• o Drawing No. JTM2107A-P-02

_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No objection _________________________________________________________________ Officer’s Report THE SITE

1.1 The application site is within the residential curtilage of No.30 Ballanoa Meadow, which is a two storey detached dwelling situated to the North East of the second cul-de-sac within the Ballanoa Meadow housing estate, situated in Newtown, Santon. The dwelling which is finished in facing brick on its external elevations has a single storey attached garage to the side (West) elevation that allows for two vehicle parking on site, with cars parked side by side in front of the house. - 1.2 The estate of Ballanoa Meadow is made up of 43 dwellings within two small cul-de-sacs, and the estate comprises a mix of detached, semi-detached and terraced dwellings. Recent planning approvals within the estate has also allowed a number of two storey side extensions that have served to further increase the variety of building design here. THE PROPOSAL

2.1 The current application seeks approval to the removal of the existing garage and erection of a wrap around single storey extension, which is to provide enlarged kitchen/dining room, utility, snug/play room and a front porch. The proposal is to measure 5.465m in width to the front elevation, which is then reduced to approximately 2.8m adjacent to the house, with an overall length of 9.725m. The proposed height is 5.735m with the front porch having a width of

• 1.34m.
• 2.2 The proposed extension would have brick facing finish similar to the external finish of the existing dwelling, while the single storey porch would have rendered finish. The roof would match the existing roof finish on the dwelling. All new external doors and windows would be UPVC units.

2.3 Also proposed within the scheme is the alteration of the site layout to allow for expansion of the access to enable tandem parking on two vehicles within the site. Each parking space is to measure 3.25m x 6m. - 2.4 Foul and surface water runoff would be discharged via existing systems. There would be no changes to the site levels and no trees would be removed to facilitate the development.

PLANNING HISTORY

3.1 There is one previous application which is relevant to the assessment of this application, PA24/91304/B which is for, "Two-storey extension of property to include new front porch, and conversion of garage to living space," and was Permitted with the following condition, "The proposed first floor window to be installed on the north elevation of the dwelling to serve the new ensuite, with views to the rear of Nos. 13 and 14 Ballanoa Meadow shall be glazed with obscure glass to Pilkington Level 5 or equivalent and permanently retained as such. Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy."

3.2 Within the estate there has been a number of approvals granted on other properties for extensions above existing single storey annexes - 04/01707/B (Number 10), 05/00537/B (Number 11), 07/02150/B (Number 2), 11/01679/B (Number 2), 12/00044/B (Number 26), 13/91256/B (Number 39), 15/00217/B (Number 18), 16/00466/B (Number 33), 19/00350/B (Number 34), 21/00202/B (Number 36), and 23/00568/B (Number 29).

3.3 Whilst some of the two storey side extensions are set lower than the main roof ridge to create a visual break between the main dwelling and new extensions, many of the extensions are set at the same level with the existing dwelling such that they have considerably altered the appearance and form of the extended dwellings within the estate. Examples of the latter include PA's 07/01345/B, 12/00044/B, 13/91256/B, 22/00076/B, and 23/00568/B.

PLANNING POLICY 4.1 The site lies within an area zoned as "Proposed Residential," on the Area Plan for the East, Map 11 - Newtown. The site is not within a Conservation Area nor a Flood Risk Zone.

4.2 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.

4.3 The Residential Design Guidance (2021) is also relevant and provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.

4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation. REPRESENTATIONS - 5.1 The following representations can be found online in full, below is a short summary;

5.2 DOI Highways have considered the application and state, "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking subject to approved off-street parking area implemented before first use of the proposals." (29.07.25) - 5.3 Santon Commissioners were consulted on the 24th July 2025, of which at the time of writing this report no consultation has been received.

ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:

• - character and appearance (GP2, b,c)
• - impact on neighbouring amenity (GP2, g)
• - highway issues (TP7)
• - other matters (RDG, CP7, 11 & IP5)

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 streetscene in general.

• 6.2.2 The proposal within this application is the same as the previous approved application PA24/91304/B, but is only for a single storey extension not a two-storey extension. As stated in part 3 of this report, there have been several extensions to properties within Ballanoa Meadow,

• with there being several properties within the surrounding streetscene with lean-to roofs. As such noting that the proposal is subordinate to the dwelling, its considered that by reason of it's form, mass and design the proposal would create a suitable extension to a residential dwelling which would not impact how the property is viewed within the overall streetscene nor impact the dwelling itself.
• 6.2.3 Overall, any impact on the character and appearance of the area and the site itself would be minimal and in accordance with General Policy 2, Strategic Policies 3(b) and 5 and Environment Policy 42.

- 6.3 IMPACT ON NEIGHBOURING AMENITY

• 6.3.1 Turning towards any potential impact the proposal would have on neighbouring properties with the most likely to be impacted being No.13 and 14 Ballanoa Meadow, situated to the North of the site. Overall the proposal is single storey, it's deemed that due to the orientation of the dwelling that there would be no loss of light or overbearing impact above and beyond what is currently in place. The proposal whilst introducing a doorway into the Northern elevation is unlikely to have an overlooking impact above and beyond what is currently in place.
• 6.3.2 As such, the proposal is considered to be acceptable with respect to neighbouring amenity impact and deemed to comply with General Policy 2 of the Isle of Man Strategic Plan 2016.

- 6.4 IMPACT ON PARKING AND HIGHWAY SAFETY

• 6.4.1 Turning towards the proposal to create additional car parking to the front elevation and the removal of the car parking space within the existing garage. The alterations to the access are also considered acceptable in highway safety terms as they would allow safe entry and exit of vehicles from the site, when compared to the current access which is narrower and affords minimal room for two vehicles parked side by side.
• 6.4.2 DOI Highways have indicated support for the scheme noting that the proposal does not raise significant road safety or network functionality issues with a condition regarding the use of the parking area prior to first use of the proposal. As such, it is considered that these element of the scheme complies with the requirements of General Policy 2 and Transport Policy 7 of the Strategic plan.

CONCLUSION

7.1 For the reasons set out above, the proposed development is deemed acceptable and it is concluded that the planning application accords with the provisions set out in General Policy 2, Paragraph 8.12.1, and Strategic Policies 3 (b) and 5, Environment Policy 42, and Transport Policy 7 of the Isle of Man Strategic Plan 2016, and as such is recommended for approval. 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. _____________________________________________________________________________________________________

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: 02.09.2025 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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