Officer Report

Application No.: 25/90795/B Applicant: Mr & Mrs Stephen & Sarah Turner Proposal: Erection of two single storey extensions to rear elevation, replacement of existing detached shed with garage and carport Site Address: Duxbury House Wigan Lane Ballamodha Malew Isle Of Man IM9 3EL Planning Officer: Vanessa Porter Photo Taken: 02.09.2025 Site Visit: 02.09.2025 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.10.2025 _________________________________________________________________

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. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2025 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.

This application has been recommended for approval for the following reason. The proposal is considered to comply with Housing Policy 15 and Environment Policy 1 of the Isle of Man Strategic Plan 2016 and therefore acceptable.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 19th August 2025;

• o Drawing No. 1
• o Drawing No. 2
• o Drawing No. 3

• o Drawing No. 4
• o Drawing No. 5
• o Drawing No. 6
• o Drawing No. 7
• o Drawing No. 8
• o Planning Statement
• o Drawing No. 01 _________________________________________________________________

Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal: Malew Parish Commissioners - No objection

_________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of Duxbury House, Wigan Lane, Ballamodha, which is a large property within its own grounds built recently situated to the East of Wigan Lane and the West of Ballamodha. THE PROPOSAL - 2.1 The current planning application seeks approval for the following but not limited to the removal of the existing sun room and the erection of two extensions to the rear elevation and the removal of an existing chicken shed with the erection of a proposed carport & garage.

2.2 The first extension is situated to the East of the property and is a proposed single storey garden room with an external floor area of approximately 47.76sqm. The proposed South elevation is to have natural random rubble pointed Manx stonework to match the existing with the East and West elevations being rendered. The proposed extension also has a flue for a log burner. - 2.3 The second extension is single storey and situated to the Western side of the dwelling and is to measure 7.4m by 22.37m, supplying a plant room (with external entrance), changing room, therapy room, sauna, proposed gym and entertaining area, swimming pool with hot tub and a lounger area. To the Eastern elevation, the proposal has three bi-folding doors, of which the middle bi-folding door set is to have a pitched accent which is of natural random rubble pointed Manx stonework to match the existing, with the South elevation clad the same. The proposal is to also have two accent pitched areas upon the Western elevation, clad with the same random rubble pointed Manx stonework as the existing dwelling. The rest of the proposal is to be rendered. - 2.4 All other materials are to match the existing. - 2.5 The proposed carport/ garage is to be erection to the Northern side of the dwelling where an existing chicken shed is situated, with the proposal being for the removal of the chicken shed and a drawf wall in front and the erection of a three bay carport and single garage. The proposed carport/ garage is to be horizontal timber clad with a natural slate roof to match the maind welling.

PLANNING HISTORY

3.1 The site as a whole has had several application of which the below are the most recent; PA24/91103/B - Replace existing Chicken Shed with two pod structures for Tourist Accommodation - Permitted

PA24/91102/B - Garage conversion to provide tourist accommodation - Permitted PA22/01185/C - Additional use of dwelling (class 3.3) as tourist accommodation (class 3.6) Permitted PA09/01857/B - Erection of link porch and conversion of hen house to provide additional living accommodation - Refused PA09/00382/B - Erection of a dwelling (comprising amendments to PA's 06/00499/B and 08/00650/B) - Permitted PA08/00650/B - Erection of a dwelling (comprising amendments to approved developments 06/00499/B & 07/00753/B) - Permitted PA08/00648/B - Alterations to agricultural buildings - Permitted PA07/00753/B - Amendments to approved dwelling (PA 06/00499/B) - Permitted PA06/00499/B - Erection of a dwelling - Permitted PA04/02078/B - Conversion of outbuilding into residential dwelling - Permitted PA04/00530/B - Conversion and extension to existing barn to a dwelling and creation of a new driveway and access (Resubmission) - Permitted PA03/01648/B - Conversion and extension of existing barn to a dwelling and creation of a new driveway access (additional scheme to 03/01590/B to exclude conservatory) - Refused PA03/01590/B - Conversion and extension of existing barn to a dwelling and creation of a new driveway and access - Refused

PLANNING POLICY

4.1 The site lies within an area zoned as "not for development" on the Area Plan for the South. The site is not situated within a Conservation Area nor a Flood Risk Zone. There is a right of way (No.205) situated to the middle of the overall plot.

4.2 The key policies for this application are Housing Policy 15 due to the traditional elements of the property, which states (in full), "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)" and Housing Policy 16 due to the non-traditional parts of the property, which states (in full), "The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public." - 4.3 There are a number of other relevant policies specific to this application, Strategic Policy 5 which seeks that new development should make a positive contribution to the environment of the Island, General Policy 2 sets out general development control standards in connection with the Residential Design Guidance, General Policy 3 states that development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan other than a number of stated exceptions, which do not include the extension of existing dwellings and Environment Policy 1 seeks to prevent development which would adversely affect the side other than in exceptional circumstances. - 4.4 It's also relevant to note Environment Policy 22 which seeks that Development would not unacceptably harm the environment and/ or the amenity of nearby properties. - 4.5 Other material considerations for this application is the Residential Design Guidance (2021) which, although focused on dwellings within settlements, does offer advice in relation to the impact on neighbours and also Planning Policy Statement 3/91 which provides guidance on the design of residential development in the countryside.

REPRESENTATIONS

5.1 The following representations can be found in full online, below is a short summery;

5.2 Malew Parish Commissioners have considered the application and state, "No Objection." (03.09.25) - 5.3 The following consultees were consulted on the 20th August 2025 of which no response has been received at the time of this report;

• - DOI Highway Services
• - Manx Utilities Authority - Electricity

ASSESSMENT

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

• - principle - extensions
• - character and appearance - extensions
• - principle/ character and appearance - garage
• - highway services
• - neighbouring amenity - extension/ garage/ flue
• - other matters

- 6.2 PRINCIPLE - EXTENSIONS

• 6.2.1 In terms of the principle of extending the existing dwelling, the site lies outside of a defined settlement boundary and as such is not zoned for development on the Area Plan for the South. As such, new development in this location would not normally be supported under General Policy 3. This means that development would be strictly controlled through Strategic Policy 2, Spatial Policy 5 and Strategic Policy 5 that states that new development should be designed so as to make a positive contribution to the environment of the Island.
• 6.2.2 However The Isle of Man Strategic Plan 2016, provided guidance with regards to extensions to existing dwelling sin the countryside and makes clear that some support can be given so long as the works are appropriately designed so as to not detract from the host dwelling. With Paragraph 8.12.2 stating, "as there is a general policy against development in the Island's countryside, it is important that where development existing, either from the amenities of the countryside. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property."
• 6.2.3 This is then followed by Housing Policy 15, which states that in the case of traditionally styled properties in the countryside, will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally).
• 6.2.4 With the above in mind, it's necessary to assess whether the proposal would be an increase of over 50%. When measuring the existing floor area of the property, it comes out at approximately 398.36sqm and the proposed extensions measuring out at approximately 197.63sq m which would give a percentage of approximately 49.61%, which is just below the threshold of 50%.
• 6.2.5 Therefore, on balance the principle of extending the existing dwelling is considered acceptable. Matters relating to the detailed design, scale and visual impact of the proposed extension are addressed separately below.

- 6.3 CHARACTER AND APPEARANCE - EXTENSIONS

• 6.3.1 The starting point for the proposal when assessing the character and appearance of the proposed extensions on the overall streetscene and the main dwelling, is the dwelling itself. The dwelling is situated to the Western side of the Ballamodha Straight and due to it's location and overall size is highly viable from the Ballamodha Straight even with the sod banking and

• especially when travelling South to North. Whilst the Ballamodha Straight is a 50mph zone, cars do slow down at the junction, Ballamodha Straight meets the Ballagawne Road meets Wigan Lane as such this makes the property even more noticeable within the streetscene.
• 6.3.2 The above means that the property already has a high impact upon the overall streetscene and the countryside, with the large expanses of white render, including the walled garden aiding in this impact.
• 6.3.3 The proposal is for two extensions and a large patio area, situated in the middle, with the proposal having stone cladding to the Southern elevations, render to the sides and the proposed swimming pool extension having a pitched stone accent to the middle of the Eastern elevation.
• 6.3.4 Ultimately there is no doubt that the proposed extensions would have a presence within the landscape above and beyond what the existing dwelling does, whilst the proposed extensions are single storey in nature, the proposed swimming pool extension is over 13m away from the rear of the property, with the addition of the patio area situated within the middle which at it's highest will be approximately 0.78m above ground floor level, means that the whole proposal cannot be deemed subordinate.
• 6.3.5 Whilst this is the case, Ballamodha Straight as a whole needs to be looked at, where there are several properties which have been extended over time to create substantial dwellings, with there being a large single storey dwelling across the road from the application site, with a highly visible two storey garage extension, which arguably because of how close this is to the main road, has more of an impact upon the streetscene and countryside.
• 6.3.6 "Duxbury House," is situated over 100m away from the main vantage point, which means the whilst there will be an impact, ultimately over time the proposal will be seen as a large dwelling within the countryside, which as stated above along this road is a common occurance. The end gables of the extensions and the pitched stone accent will assist in the proposal having less of an impact upon the overall streetscene/ countryside.
• 6.3.7 Turning towards the proposed extensions and whether they would impact the dwelling itself, whilst the proposed dwelling has traditional accents, which are situated to it's countryside setting, there are several parts of the property which are not traditional, such as it's large sizing. Overall the materials proposed are to match the existing dwelling and are a type which matches the main dwelling, as such the proposed extensions broadly accord with General Policy 2(b), Environment Policy 42 and Housing Policy 15 in that the proposal will respect the site and its surroundings in terms of layout, form and design.

- 6.4 PRINCIPLE / CHARACTER AND APPEARANCE - GARAGE

• 6.4.1 Turning towards the proposed garage, as stated above Housing Policy 15 makes the provision for the extensions to dwellinghouses within the countryside, however no provision is made within the Strategic Plan for the erection of ancillary buildings within the curtilage of established and lawful buildings. Notwithstanding this however, the general approach of the Department is to support the erection of proportionate ancillary structures, provided they are of an appropriate design, scale and siting, would not result in an adverse impact upon the wider landscape setting, safeguard residential amenity and be clearly ancillary and subordinate in nature and use. It is further noteworthy that the erection of ancillary outbuildings and garages may be permissible under Permitted Development, in accordance with the Town and Country Planning (Permitted Development) Order 2025, which is a strong material planning consideration.
• 6.4.2 In this instance, whilst the development proposed would exceed the parameters of what could be constructed under Permitted Development, it is clear that the proposed garage will be used for purposes ancillary to the host dwelling, with the proposed garage being considered

relatively modest and generally, in proportion to the host dwelling and as such deemed acceptable from a principle/ character and appearance point of view.

- 6.5 HIGHWAY SERVICES

• 6.5.1 The proposed garage is set off from the main parking courtyard and as such will not impact the already existing parking or manoeuvring of vehicles on site, and as such deemed to be acceptable from a Highway Services point of view.

6.6 NEIGHBOURING AMENITY - EXTENSION/ GARAGE/ FLUE

• 6.6.1 When looking at the proposed works, the closest neighbour being "Shin Hene," situated to the North West of the application site and a considerable distance away from the proposed works. As such, these aspects would be considered to be compliant with General Policy 2 (g) and Environment Policy 22.

6.7 OTHER MATTERS

• 6.7.1 It's noted that there are other alterations proposed within the application such as the installation of replacement windows. These are deemed acceptable and will not impact how the property is viewed within the streetscene nor the countryside itself.

CONCLUSION 7.1 The proposed development represents extensions and alterations, which fall just under the 50% floor space requirement and are visually contained within the overall plot. Whilst overall the proposed extensions are not subordinate to the main dwelling, the proposed materials and accent stone cladding will assist in the proposals having lesser of an impact.

7.2 Whilst there could be deemed some conflict with Housing Policy 15, given the overall mass of the proposals, in this instance, due to the location of the proposal, the distance away from the main road and the surrounding streetscene, it's deemed that the proposal would fit within the overall aims of Housing Policy 15, and would be in line with General Policy 2, Environment Policy 1, Strategic Policy 4, and Planning Policy Statement 3/91. As such the proposal 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: 07.10.2025 Determining Officer

Signed : C BALMER Chris Balmer 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.