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Application No.: 25/90292/B Applicant: Mr Steve Blackford Proposal: Erection of single-storey extension Site Address: Aavioghey Ballaragh Laxey Isle Of Man IM4 7PL Planning Officer: Russell Williams Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 13.06.2025 _________________________________________________________________
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.
The extension will be finished in materials that are reflective of the countryside setting and existing dwelling and the scale and design are considered to be acceptable. The proposal will not give rise to any significant adverse impact upon the amenities of the area or the character of the original dwelling house. The proposal therefore complies with General Policy 2, Housing Policy 15 and the Residential Design Guide.
This decision relates to the following plans and drawings, date stamped 17th and 19th March 2025:
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
THIS APPLICATION IS REFERRED TO THE COMMITTEE AS IT COULD BE CONSIDERED A DEPARTURE FROM THE DEVELOPMENT PLAN AND IS RECOMMENDED FOR APPROVAL
1.0 THE SITE - 1.1 The application site comprises a detached single storey dwelling house located at the junction between Clarum Lane and Ballaragh Road, north of Laxey. - 1.2 The property comprises a traditional dwelling, finished in a combination of render and timber cladding to the walls with slate roof that incorporates water tabling. Fenestration is generally of white uPVC fenestration. - 1.3 The property has been extended previously with single storey flat roof additions to the southeast and northeast elevations that have created a porch and sunroom respectively.
2.0 THE PROPOSAL - 2.1 The application seeks permission for demolition of the sunroom and erection of a single storey extension at the northeast elevation of the dwelling. The extension will create a new porch, kitchen diner and bathroom. - 2.2 The extension will be finished with stained timber cladding to the walls, a new GRP or rubber membrane flat roof with black/grey facias, black rainwater goods and white uPVC windows and doors
3.0 PLANNING POLICY - 3.1 The site lies within an area designated as Predominantly Residential Use on 1982 Development Plan South Map and 1989 Peel Local Plan. The site is not within a Conservation Area, Area of High Landscape or Coastal Value and Scenic Significance or a Flood Risk Zone. - 3.2 General Policy 2 of the Strategic Plan is considered applicable, which states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
3.3 Environment Policy 42: "New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans." - 3.4 Housing Policy 15: "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)."
4.0 OTHER MATERIAL CONSIDERATIONS - 4.1 The Residential Design Guide July 2021 is a material consideration, of which paragraph
5.1 No relevant history. - 6.0 REPRESENTATIONS
6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows:
Garff Commissioners - It was noted that these proposals would extend the length of the current extension to the building. It was also noted that, due to the layout of the dwelling and the topography of the land, the increase in size would have minimal visual impact from any publicly accessible vantage point. In that sense there would be minimal additional visual intrusion. The height of the proposed was similar to the current. A small porch was also noted, but it was felt that this would have no significant impact on the locality. There were no objections to these proposals. The Commission thanks the Planning Authority for the opportunity to comment on this very important matter
DOI Highway Services - No comments received.
6.2 No representations have been received from members of the public. - 7.0 ASSESSMENT
7.1 The pertinent issues to consider are the impact of the proposed extension upon the character and appearance of the original dwelling and setting of the property.
7.2 The existing dwelling is a traditional cottage set within a roadside plot in a countryside setting. The cottage is in a neutral visual condition and it is considered that there is justification for modification and restoration to bring it up to a more modern standard of living accommodation.
7.3 The original dwelling has been extended previously with flat roof additions to the eastern gable and northern elevation. The proposals include the removal of previous flat roof sun room to the north and its replacement with a larger flat roof extension along a greater expanse of the northern elevation. - 7.4 General Policy 2 states that development will be supported provided that it "(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape;" - 7.5 Housing Policy 15 requires extensions to traditional properties to "respect the proportion, form and appearance of the existing property." Notwithstanding, The Residential Design Guide does state that "well-judged modern designs using contemporary and sustainable materials will be welcomed, as the Department does not wish to restrict creative designs where they can be integrated successfully into their context." - 7.6 The proposed extensions and alterations to the roof will alter the appearance of the dwelling to an extent but from public vantage points, the overall scale and massing of the extension will not be visible due to its position within the plot. From the highway, the visual appearance of the dwelling will not be overly different, with one flat roof being replaced with new, and this being visible from the highway to the east, with the remainder of the extension sitting behind the eastern elevation of the extension. The remainder of the extension will sit into the rising land and the timber cladding will soften its appearance is glimpses are available. - 7.7 The scale and appearance of the proposed extension is considered to be acceptable and will not give rise to an unacceptable visual impact. The extended dwelling will sit comfortably within the site. The scale of the extension does not exceed the 50% limit set out in Housing Policy 15. - 7.8 The extension itself is not in keeping with the original dwelling, but consideration must be given to the existence of flat roof elements and that the proposal will replace an existing flat roof addition, albeit larger in scale. Were it not for the presence of the existing flat roof extensions, the proposal could be considered unacceptable in design terms and be refused. However, on balance and having regard to the appearance of the dwelling in its current form, the design and scale of the extension and alterations to the roof will not cause a significant harm to the appearance of the dwelling. The dwelling house sits comfortably within the street scene and will continue to relate suitably to the character and appearance of the surrounding area. The overall design scheme is considered to be acceptable in this instance and complies with General Policy 2, Housing Policy 15 and the Residential Design Guide. - 7.9 Overall, the design, scale and finish of the proposed development will have an acceptable impact and will not detract from the character or appearance of the dwelling or surrounding landscape setting to an unacceptable degree. OTHER MATTERS - 7.10 The limited height, siting and intervening boundary treatments will ensure that the extension does not give rise to any loss of light, outlook or privacy to neighbouring amenity.
8.1 The extension will be finished in materials that are reflective of the countryside setting and existing dwelling and the scale and design are considered to be acceptable. The proposal will not give rise to any significant adverse impact upon the amenities of the area or the character of the original dwelling house. The proposal therefore complies with General Policy 2, Housing Policy 15 and the Residential Design Guide. - 9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
9.1 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).
9.2 Article A10 sets out that the right to appeal is available to:
9.3 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. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity, they cannot be given the Right to Appeal.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made: Permitted Date: 30.06.2025 Signed : Presenting Officer
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