Officer Report

Application No.: 24/91370/B Applicant: Mr & Mrs Alex Trickett Proposal: Erection of link extension between existing dwelling and garage, and construction of an extension to the rear of the garage, installation of roof mounted solar panels and alterations to garden wall Site Address: Ballaclucas House Top Road Crosby Isle Of Man IM4 4HN Planning Officer: Lucy Kinrade Photo Taken: 16.01.2025 Site Visit: 16.01.2025 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 07.02.2025 _________________________________________________________________

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 red line shown on drawing P02a defines the approved curtilage and boundary treatments as approved and undertaken under 13/00558/B. These boundary treatments shall be retained in full accordance with those details and annotation stated on P02a. In the event that any boundary hedging is removed or damaged as a result of the proposed wall works, it shall be replaced within similar native hedging in the first available planting season following completion of the wall works and retained thereafter.

Reason: to ensure the red line boundary curtilage and red line boundary treatments are suitably maintained in line with C2 of 13/00558/B in the interest of protection of the countryside.

N 1. The applicant/land owner is to be reminded that the land outwith the area edged red on drawing P02a does not form part of the established residential curtilage. It may only be used for agricultural or horticultural purposes or as open space and may not be used or planted as private garden.

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

Overall it is considered that the principle of development is acceptable in line with 8.12.2 and that the overall visual impact of the works are considered acceptable on the existing house in

accordance with the principles of Housing Policy 15 and are not considered to adversely impact public views in line with Housing Policy 16. The proposals are not considered to result in any harmful spread or any adverse harm to the wider character and appearance of the countryside in line with Environment Policy 1 of the Isle of Man Strategic Plan 2016. The proposal does not include any boundary changes and so conditions will safeguard boundary treatment aligning with the planning history of the site.

Plans/Drawings/Information; This approval relates to:

• o P01 Existing Site Plan
• o P03 - Existing Plans
• o P04 - Proposed Plans
• o P05 Existing elevations
• o P06 Proposed elevations
• o P07 - Garden Wall
• o B446-LS-01 Land Survey
• o PV Panel Spec

• all date received 12/12/2024 And

• o P02A Proposed Site Plan date received by email 05/02/2025 _________________________________________________________________

Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal:

• o Department of Infrastructure Highways Services - no objections
• o Local Authority - no objections _________________________________________________________________

Officer’s Report SITE

1.1 The application relates to Ballaclucas House, Top Road, Crosby, and existing dwelling sitting on the northerside of the road. It is a modern interpretation of a Manx dwelling and with a detached double garage to one side. The dwelling has a residential curtilage defined by the red line submitted and duplicating that as approved under 13/00558/B. Outside of this area is land owned by the applicant but which is not designated for any use. A note attached to 13/00558/B stated "For clarification, the land outwith the area edged red on drawing BHR002 may only be used for agricultural or horticultural purposes or as open space and may not be used or planted as private garden." PROPOSAL - 2.1 Proposed are a number of alterations and extensions including:

• o removal of existing side extension and erection of linked extension between house and garage
• o extension to rear of existing garage
• o installation of solar panels
• o alterations to rear garden wall

2.2 Revised drawings clarify that no changes are proposed to any of the established boundaries which remain as per 13/00558/B. Additional submitted information confirms boundary treatments will be retained and maintained in compliance with 13/00558/B.

• PLANNING HISTORY
• 3.1 Replacement dwellings were originally approved under 02/00451/B. Subsequent applications sought further changes 04/00640/B and 04/02035/B. A single storey sun room and velux were approved under 06/00272/B, and alterations to the curtilage to encompass additional drainage and retaining works approved under 13/00558/B.

3.2 13/00558/B was approved with the following conditions and note:

• o C1. This approval relates to the expansion of the residential curtilage and the creation of entrance pillars and gates all as shown in drawings BHR001, BHR002, BHR003, BHR004.
• o C2. Within three months of the date of this consent, details of boundary treatment to physically demarcate the residential curtilage of the house shall be submitted to the Planning Authority for approval. The boundary treatment shall be carried out in strict accordance with the details so approved and shall be fully implemented within 3 months of the date of their approval. The boundary treatment shall be permanently retained in accordance with the details so approved.
• o NOTE: For clarification, the land outwith the area edged red on drawing BHR002 may
• only be used for agricultural or horticultural purposes or as open space and may not be used or planted as private garden.

PLANNING POLICY 4.1 The site is not designated for development on the Area Plan for the East 2020. Whilst parts of the wider site are seen to be at some surface water risk, the dwelling itself is not recognised as being at any flood risk, nor in any Conservation Area and there are no registered trees on site.

4.2 The Isle of Man Strategic Plan 2016 contains the following policies considered materially relevant to the assessment:

• o Strategic Policies 3 and 5 - promote good design and use of local materials and character
• o General Policy 2 (b) (c) (g) (n) - general standards towards acceptable development visual and neighbouring amenity, and renewable energies
• o Paragraph 8.12.2 - supports principle of extensions to properties in the countryside.
• o Environment Policy 15 - extensions to traditionally styled properties
• o Environment Policy 16 - extensions and alterations to non-traditional properties
• o Environment Policy 42 - promotes development taking account of locality in design.
• o Community Policy 7, 11 - prevent criminal activity and reduce spread of fire
• o Infrastructure Policy 5 - conserve the Island's water

4.3 The Residential Design Guide (July 2021) contains the following guidance also considered materially relevant:

• Section 4 Extensions o Section 5 Architectural Details o Section 7 Impact on Neighbouring Properties

5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

5.1 Department of Infrastructure Highway Services - No Highways Interest (30/12/2024).

5.2 Marown Parish Commissioners - No objection (04/02/25).

• ASSESSMENT
• 6.1 The Isle of Man Strategic Plan 2016 (IOMSP) provides guidance to alterations and extension to existing dwellings in 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. Paragraph 8.12.2 states "as there is a general policy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract 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". Therefore the works to the house are considered acceptable in principle. The success of the application therefore falls to the overall visual impact of the works on the house itself and on the surrounding countryside and whether there are any neighbouring amenity impacts.

6.2 Link extension

• 6.2.1 Planning history clarifies that the existing dwelling is a more modern replacement and its style and design mimics a traditional dwelling. Historic approvals indicate the dwelling has already been extended to one side gable and the proposal now further extension between the house and garage. It's disappointing that the proportions of the link extension have not sought to replicate the ridge line and set back position of the link extension already on the other gable, this would have presented a more balanced symmetry to the primary frontage. Nevertheless the proposed link, albeit sitting closer to the front building line and having a taller ridge height still remains visually subordinate to the host dwelling infilling an existing gap between the garage and house and is not considered to be so unreasonable to warrant a refusal in this case. The materials are in-keeping with the overall main dwelling and although including large modern roof lights serving the new kitchen area these are not considered to detract from the overall character and appearance of the dwelling which is already a more modern interpretation of a traditional dwelling.

• 6.2.2 Overall the proposed link extension is considered to have an acceptable impact on the main host dwelling and meeting with the principles and standards set out in 8.12.1 and HP15.

6.3 Rear Garage Extension

6.3.1 The works to the rear of the garage will be visible from the main highway, but the angle and distance from the road, the overall projection, height and proportions matching with the existing helps to ensure the works remain visually subordinate and not adversely impacting or resulting in any overbearing or adverse visual harm to the existing dwelling, streetscene or wider countryside.

6.4 Installation of solar panels

6.4.1 There are allowances for PV panels under the Permitted Development Order and policies and paragraphs within the IOM Strategic Plan set out some support for renewable technologies subject to other environmental objectives of the Plan. The solar panels in this case are to an existing dwelling not within a conservation area nor a registered building, the dwelling although of some traditional character and appearance, it is a modern day interpretation where there is some flexibility in its finish and the panels in this case would be unobjectionable.

6.5 Alterations to rear garden wall

• 6.5.1 The proposals seek to reconfigure parts of the existing rear retaining wall to create a slightly larger handstanding area to the rear of the dwelling. The proposals will see some reduction to part of the raised planting area but this would be acceptable and all of the walling works remains within the established and approved residential curtilage and so not expected to result in any increased or adverse impacts beyond the existing situation.

• 6.5.2 There was some initial concerns expressed to the agent about the potential conflict of originally submitted drawings and Condition 2 of 13/00558/B relating to the residential curtilage. Revised drawings were submitted with annotation ensuring boundaries were to be retained as per 13/00558/B and that any hedging that may be impacting during the retaining wall works being appropriately replaced to ensure the rear boundary is maintained. Conditions in this respect will be added for the avoidance of doubt. CONCLUSION
• 7.1 The works are considered to have an acceptable visual impact on the main house respecting the overall traditional elements and being of a siting, size and scale ensuring the works remain subordinate to the main house and clustered amongst the existing built development preventing any unacceptable spread of development into the immediate surroundings or wider landscape. Conditions in respect of the boundary extents following 13/00558/B will be added for the avoidance of doubt.

7.2 Overall it is considered that the principle of development is acceptable in line with 8.12.2 and that the overall visual impact of the works is considered acceptable on the main house in accordance with principles of HP15 and not adversely impacting public views in line with HP16 no resulting in any adverse harm on the wider countryside in line with EP1.

- 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:

• 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 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 : 07.02.2025 Determining Officer Signed : S BUTLER Stephen Butler Head of Development Management

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