Officer Report

Application No.: 25/90505/B Applicant: Mr Phil Varney Proposal: Replacement of single-storey garage with two-storey extension Site Address: Cronk Conney Main Road Baldrine Isle Of Man IM4 6ER Senior Planning Officer: Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 08.07.2025 _________________________________________________________________

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 development shall be undertaken under the following classes of Schedule 1 of the Order at any time:

Class 14 - Extension of dwellinghouse Class 17 - Private garages and car ports

Reason: To control future development on the site. This application has been recommended for approval for the following reason. The proposed two storey rear extension would accord with General Policy 2; of the Isle of Man Strategic Plan 2016, Plans/Drawings/Information;

This decision relates to drawings and supporting information received on 26th May 2025, referenced; 159/101; 159/102; 159/103.

Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal: Garff Commissioners - No Objection

_________________________________________________________________ Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential curtilage of an existing dwelling situated to the West of the main road A2, that connects Onchan to Laxey. The property part of a small row of dwellings, neighbouring to the North is Cannay Hill House and to the South Sunnyholme. To the rear is the Manx Electric Railway. - 1.2 The property is characterised as a two storey detached dwelling with two projecting box bay windows to the ground floor with three equal spaced windows to the first floor. The property has two chimney stacks essentially book-ending the width of the building. - 1.3 To the rear is a small two storey extension (3mx7m) with a lower pitched roof than the main dwelling and connects into to the main roof at a mid-point. Attached to this rear elevation is single storey lean-to garage measuring a footprint of 7m long and 3.8m wide. Both aspects are finished to match the main dwelling.

2.0 THE PROPOSAL - 2.1 Propose is the demolition of the existing single storey garage to the rear elevation and in its place the erection of a two storey extension comprising off an enlarged kitchen and dining area to the ground floor and master bedroom with ensuite facilities above. - 2.2 The proposed extension would measure a footprint of 3.8m x 7m (overlapping the existing footprint of the garage) and would be two stories with part pitched roof (extension of the existing roof) and part flat roof design (3mx4m area) to the North West corner with the junction of the two roofs. - 2.3 The level of fenestration would be focused to the rear elevation facing into the garden and uses bi-fold doors to the ground floor and windows to the bedroom (2.4m x 1.2m) and ensuite (1.2m x 1m) to the first floor. - 2.4 The scope of works would see a materials used to match the existing and are predominately focused to the rear elevation.

3.0 PLANNING POLICY

3.1 In terms of local plan policy, the application site is within an area recognised as being predominantly residential use under the Area Plan for the East (Map 9 - Baldrine). The site is not within an area identified as being at flood risk conservation area or within a designated conservation are. - 3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;

Strategic Policy 2 Priority for new development to identified towns and villages

• 5 Design and visual impact

Spatial Policy

• 4 Settlement hierarchy (Baldrine is a named village) General Policy

2 General Development Considerations Environment Policy 42 Designed to respect the character and identity of the locality

3.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." - 3.4 Residential Design Guidance 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.

- 4.0 PLANNING HISTORY

4.1 98/01577/B - Extension to garage and replacement porch, Cronk Conney, Main Road, Baldrine, Lonan. Approved. - 5.0 REPRESENTATIONS

5.1 Garff Commissioners (16/06/25) No Objection; "The commissioners had no objection to this application. From the proposed position at the rea of the property it should only be seen from the electric railway line therefore the board consider there will be little to no visual impact one the landscape and wider rural character".

5.2 DEFA Forestry, commented (03/06/25) No objection; "We have now had an opportunity to make a cursory review, and it appears there are no registered trees impacted and indeed no trees of note either. As such we have no objections to this proposal in its current form". - 6.0 ASSESSMENT The fundamental issues to consider in the assessment of this planning application are;

• - Principle of development
• - Design and visual impact
• - Impact upon neighbouring amenity
• - Highway Safety and Parking

PRINCIPLE 6.1 The site falls within the settlement boundary of Baldrine and an area zoned for residential development, where there is a general presumption in favour of extensions to existing properties provided such development would not have an adverse impact on either adjacent properties or the surrounding area in general.

6.2 The principle of demolition of the existing garage and extending at the rear in lieu of the garage could be an acceptable form of development for increasing the floor area with the defined residential curtilage and the principle would accord with Stp2 and Sp4. DESIGN AND VISUAL IMPACT

6.3 The current garage to the rear of the dwelling house, is relatively inconspicuous within the street scene, partially concealed by the massing of the dwelling house. The proposed demolition of this garage and its replacement with a two storey extension, at the rear in a with a pitched roof for its majority (a small section will be flat roofed) is an acceptable form of development for increasing the floor area for residential use. - 6.4 The proposed extension would be introducing a newer and larger (two stories) built form on the rear elevation and in terms of size, height and the general appearance, it would be considered proportionate to the rear elevation and designed to serve that specific purpose in

• terms of habitable accommodation as a single dwelling house. When finished to match the rear elevation it will ensure the built form is visually in keeping with the character and appearance of the dwelling house.
• 6.5 When viewing the proposed extension, it would not be readily visible from a public vantage point to the front and if such views were achievable, essentially from the railway line to the rear, this would mainly be of the upper proportions of the building and its roof. However any views off the rear elevation from an oblique angle when passing along the highway to the front, or from the rear railway (approx. 15m away) would be read within the residential context of the property and the surrounding residential street scene.
• 6.6 In terms of size and scale, the proposal would be would be seen to be a proportional extension to the original ground floor area of the dwelling house and the general appearance (fenestration and level of finish) would seek to match that of the existing dwelling and helps with the visual impact. The use of the existing footprint and the lower ridge height from the main roof height helps reduce any visual impact and ensures the extension is read as subservient to the main dwelling house.
• 6.7 These design attributes help the visual amenity to remain subordinate to the dwelling house and designed to serve that specific purpose for a household extension with the general fenestration being in keeping throughout the existing character and would not be considered to have an overly dominant presence on the street scene when viewed / if from the front or the rear.
• 6.8 This aspect is deemed to be an acceptable form of development without harming the visual character and quality of the street scene or to the property itself in accordance with STP5, GP2(b,c) and Ep42. NEIGHBOURING AMENITY
• 6.9 When considering whether there would be any adverse impact upon any of the neighbouring properties, specifically those to the sides. On balance it is not judged to cause harm in terms of loss of light or overbearing impact to the enjoyment of the main dwelling house or is it considered to harm the neighbouring amenity. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g). HIGHWAY SAFETY AND PARKING
• 6.10 The proposed loss of the existing garage would remove the ability for either the storage of a vehicle or parking, however given the availability of parking and manoeuvring on site it would be acceptable in this instance. It is further noted the proposals would retain the parking of two cars off the highway and within the residential curtilage and takes into consideration visibility splays and highway safety for all users with clear visibility splays.
• 6.11 In this instance it is noted Highway Services does not object. On balance, the support on this application from highways services and the level of information on drawings ensures the proposal would comply with GP 2 (h&i) of the Strategic Plan.

- 7.0 CONCLUSION

7.1 The proposed application is an acceptable form of development for a house hold extension and in terms of its size and design would not have a harmful visual impact and would comply with General Policy 2 of the Isle of Man Strategic Plan (2016). The application is therefore recommended for approval. - 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 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: 08.07.2025 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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