Officer Report

Application No.: 25/90265/B Applicant: Mr & Mrs Jimmy & Janine Cubbon Proposal: Erection of single story extension to the rear of the existing dwelling house and widening of vehicular access Site Address: The Hollies 1 Bradda View Ballakillowey Colby Isle Of Man IM9 4BE Planning Officer: Vanessa Porter Photo Taken: 19.06.2025 Site Visit: 19.06.2025 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 20.06.2025 _________________________________________________________________

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.

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

The proposed works to the dwelling and the alteration of the existing driveway are considered acceptable by having no adverse impacts upon the overall streetscene, the main dwelling nor an impact in terms of highway safety. As such, the proposal is considered to comply with General Policy 2 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 1st April 2025;

• o Drawing No. 25 1901 00
• o Drawing No. 25 1901 01
• o Drawing No. 25 1901 02
• o Drawing No. 25 1901 04
• o Drawing No. 25 1901 05
• o Drawing No. 25 1901 06
• o Photograph of the existing site _________________________________________________________________

Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services/Drainage - No objection Malew Parish Commissioners - No Objection

It is recommended that the owners/occupiers of the following properties should be given the Right to Appeal as they have submitted an objection that meets the specified criteria: No.3 Bradda View

_________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of "The Hollies," No. 1 Bradda View, Ballakillowey, Colby which is a detached bungalow situated to a corner plot where Ballakillowey Road meets Bradda View. - 1.2 It's noted that during the officers site visit there was a summerhouse situated to the East of the site, within the area where the proposed extension is to be situated, whilst this is not shown on the existing drawings, confirmation from the agent states that it was constructed under Permitted Development and as such in this instance is not required on the existing drawings. THE PROPOSAL

2.1 The current planning application seeks approval for the erection of a single storey rear extension measuring approximately 7m by 5m, which is to have a hipped roof to match the existing. The proposal is to have a patio doors within the North and North East elevation, with there being no additional openings within the East elevation. - 2.2 The proposal also proposes the alteration to the front driveway to extend both sides of the existing, to the East by approximately 0.8m and to the West by approximately 4.5m the proposal also includes a new path towards the front door. PLANNING HISTORY

3.1 There was one previous application, which is relevant PA24/00415/B, which was for "Ground floor extension and alterations and Conversion of existing roof into habitable space by raising the roof, erection of 2 dormers and installation of roof lights" and was Permitted PLANNING POLICY - 4.1 The site lies within an area zoned as "Predominantly Residential" on the Area Plan for the South, Map 7 - Port Erin/ Port St Mary . The site is not situated within a Conservation Area nor a Flood Risk Zone.

4.2 Given the nature of the residential property and the land designation paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development, followed by Environment Policy 22 which sets out prevention of unacceptable harm to the environment and/or the amenity of neighbouring properties. - 4.3 The recently released Residential Design Guidance 2021 is also a material consideration particularly those parts in respect of good neighbourliness and overlooking. - 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 Highway Services 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. A S109 highway agreement will be required for the extended dropped kerbs footway vehicular access." (07.04.25)

5.2 Arbory and Rushen Commissioners have considered the application and are in support. (18.04.25) - 5.3 The owner/occupier of No.3 Bradda View have written in to object to the proposal on the grounds of loss of light, overlooking from the proposed new external door and overdevelopment of the site. (16.04.25)

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 impact (TP7)
• - other matters (RDG, CP7, 11 & IP5)

- 6.2 CHARACTER AND APPEARANCE

• 6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
• 6.2.2 Due to the location of the property within the streetscene, the rear extension is seen from a public vantage point, whilst this is the case, the proposal is in keeping with the existing dwelling and subordinate in appearance. As such, the proposal is deemed to comply with General Policy 2 of the Isle of Man Strategic Plan in this regard.
• 6.3 NEIGHBOURING AMENITY

• 6.3.1 Turning towards whether the proposal would have an impact upon neighbouring amenity, especially when noting the comments raised by No.3 Bradda View.
• 6.3.2 A site visit was undertaken to the site, to ascertain what the existing site looks like and to see the issues raised by the neighbouring property. It was noted during the site visit that there is substantial hedging between the two properties which was mostly on No.3 Bradda View side.
• 6.3.3 With this in mind, when considering whether there would be any loss of light or overshadowing from the built form of the extension, given the single story nature and the already existing mature hedging, it would not be considered to have an overbearing effect and it is considered that the neighbours would not be disadvantaged from any loss of light over and above the existing levels given the properties orientation.
• 6.3.4 On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g).

- 6.4 HIGHWAY IMPACT

• 6.4.1 Turning towards the proposed driveway alteration, the proposed works would result in an increase width to an already operational access into the site. The changes are not expected to make worse any existing arrangements or visibility from the access and thus no new highway safety issues are expected and the level of development proposed is acceptable and deemed to comply with General Policy 2 (h & j). The widening works will not result in a loss of more than 50% of the front garden as set out in the Residential Design Guidance 2021. As such, the proposal in this respect will maintain an acceptable visual impact upon the overall streetscene.

- 6.5 OTHER MATTERS

• 6.5.1 The proposed works are an extension to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal whilst increasing the surface area of the dwelling, any water runoff will be dealt with as per the existing arrangement of the main dwelling. The proposed extension will not increase water usage of the dwelling and therefore there are no new issues in this respect.

CONCLUSION

7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan 2016 and the principles of the Residential Design Guidance and as such the planning application 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: 20.06.2025 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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