AP250030 2590539B DEFA Planning Officer Appeal Statement

Dear Lorna and Andrew, Your Reference : CONW/ AP25/0030 I write with reference to the following appeal. Appeal Ref: AP25/0030 Planning Ref: 25/90539/B Appellant: GDC Home Improvements Ltd Proposal: Appeal against the refusal for Single-storey extensions to east and south elevations; erection of porch; erection of detached storage building Address: Balnahow Farmhouse Balnahowe Santon Isle Of Man IM4 1HN. Please find attached copies of my statement which comprises four parts:

• 1. A copy of the Officer’s report, (which is our planning statement) including assessment of the proposal and recommendation that the application be Refused, which was considered and accepted by the Principal Planning Officer for The North on 29th July, 2025, and the application was Refused.
• 2. A copy of the Decision Notice for this planning application;
• 3. Aerial photographs of the site;
• 4. A list of suggested conditions in the event that the appointed Planning Inspector is minded to recommend that the application be approved.

Please let me know if there is anything else that you may require. Yours sincerely,

Hamish Laird MRTPI Principal Planning Officer Planning and Building Control Directorate Department of Environment, Food and Agriculture (DEFA), Isle of Man Government, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF

Planning Officer Report And Recommendations

Application No. : 25/90539/B Applicant : GDC Home Improvements Ltd Proposal : Single-storey extensions to east and south elevations; erection

of porch; erection of detached storage building Site Address : Balnahow Farmhouse Balnahowe Santon Isle Of Man IM4 1HN Planning Officer: Hamish Laird Photo Taken : 18.07.2025 Site Visit : 18.07.2025 Expected Decision Level : Officer Delegation

Recommendation Recommended Decision: Refused Date of Recommendation: 29.07.2025 _________________________________________________________________

R : Reasons for Refusal O : Notes attached to reasons

Reasons for Refusal

• R 1. The principle of development is unacceptable because it would result in the storage building and Orangery extension being out of scale and character with the countryside location. In this case, the close proximity of the storage and garage/workshop building to the dwelling, is read as an extension to the dwelling. Policy H15 of the Isle of Man Strategic Plan 2016, permits up to 50% increase in floor space for rural extensions. The combined floor-space of the new structures, together with those previously approved and implemented, would represent a total increase of 77.95% floor area, which demonstrably exceeds this floor-space limit. Therefore, the proposal would result in an excessive form of development in the open countryside, out of scale for the site and its rural surroundings, and would be contrary to the provisions of Strategic Policy ST2; Spatial Policy SP5; General Policy GP2 b) and c); General Policy GP3 a), b) and c); and Housing Policies H15 and H16 in the Isle of Man Strategic Plan 2016; and, Planning Circular 3/91.
• R 2. The proposed extension to the 'Orangery' is unacceptable because it would be out of scale and keeping with the dwelling on site. Its poor design would result in it appearing as a visually intrusive, and incongruous addition to the traditional Manx farmhouse appearance of the host dwelling. Whilst views of the site and surroundings are limited it would represent a large oversized structure which would be poorly related to its rural surroundings and as such it would be contrary to the provisions of Policies GEN2 b) and c); GEN3 c) H15; ENV1 and ENV2 in the Isle of Man Strategic Plan 2016 and, Planning Circular 3/91.
• R 3. The proposed erection of the detached storage building is unacceptable because it would result in a large scale, single storey structure in a visually prominent part of the site within this open rural landscape which would be out of scale, character and keeping with this countryside location and its surroundings. As such, it would be contrary to the provisions of Policies GEN2 b) and c); GEN3 c), H15; and, Planning Circular 3/91. Furthermore, this element of the

proposals would be contrary to the provisions of Environment Policy ENV1 which seeks to protect the countryside for its own sake; and, Environment Policy ENV 2 which indicates that such development will only be permitted where:

"(a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential." In this case, neither of these criteria in Policy ENV2 are met.

_________________________________________________________________ Right to Appeal None.

_________________________________________________________________ Officer’s Report

• 1.0 Site and Surroundings
• 1.1 Balnahow Farm, Balnahow, Santon, comprises an existing detached, two-storey, dwelling, together with additional land to the south and west of the curtilage, comprising part of the adjacent two agricultural fields all of which are accessed from the Old Castletown Road via a narrow, winding and in places, steeply sloping road which by-passes the access to Meary Veg sewage treatment works uphill towards the Island's west coast.
• 1.2 The existing dwelling is a traditional Manx farmhouse with its principle elevation facing out over fields towards the sea where it has four windows on the first floor, and four pitched roof dormer windows to the front roof slope at second floor level, on this elevation. The front porch is set off centre on the principal elevation. The property has a relatively steeply pitched roof (40 degrees) and a small pitched roofed rear extension which is rendered (over old stone) under a slate roof attached to the rear of the dwelling, providing a study. A flat-roofed, single storey, 'Orangery' extension was added to the front elevation in 2017, which leads into the kitchen and dining/living area within the depth of the dwelling. On the first floor, there are two double bedrooms both with dressing areas and en-suite bathrooms; and, a further two bedrooms with en-suite bathrooms within the roof-space.
• 1.3 The property sits to the south west of a group of buildings - opposite is an outbuilding, behind which is a dwelling, 'Greenfields', and to the east and north east is a group of traditional farm outbuildings. The lane which leads to the farm continues through to Ballacregga, and another farm to the east.
• 1.4 The site lies in the countryside outside any recognised settlement boundary.

• 2.0 The Proposals
• 2.1 The full planning application proposes the erection of "Single-storey extensions to east and south elevations; erection of porch; erection of detached storage building". This is described in the submitted Design Brief and would involve:

"The Design Brief for this family home is to extend the existing orangery to create a more spacious split-level dining and living areas, the addition of a Pantry Area off the Kitchen area, and the addition of a Porch to help resolve water ingress during inclement weather. In addition, a storage building is required to house various pieces of gardening and maintenance equipment and free up space within the garage to make space for cars. The existing orangery approved under PA 16/01408/B has a flat roof with lantern rooflight with sliding doors and windows with glazing bars to reflect those of the farmhouse. Whilst the

starting point in the design process was to extend (30m2) in manner fully in keeping with the existing situation, in pre-planning discussions the planning officer advised he considered the orangery style accommodation to be at odds with the style of the farmhouse and suggested a more contemporary solution would be more suitable.

Regarding the stand-alone storage building (135m2), this is an essential requirement for helping the applicant keep the residential curtilage neat and tidy. The applicant has 5 cars, 2 of which are collectors' cars that need to be housed in a garage. Unfortunately, the existing garage is already full of garden furniture, 9 storage cabinets, a sit on lawnmower, 2 manual lawnmowers, gardening equipment, a motorised rotavator, and other household items as there is no loft space in the main property.

In addition to the above, a cherry picker to help with building maintenance is now situated on the driveway, and space for a car platform lift is needed for maintenance of cars.

Rather than create further garaging, the applicant would like to create storage in a more rural style building along the lines of the adjacent image. This followed discussions with the planning officer regarding positioning within the residential curtilage and aesthetics being sympathetic with the surrounding area.

The floor level of the storage building is set to suit the lower levels of the existing driveway. As such the topography and sod bank/shrubbery to the boundary on the west between the residential curtilage and adjacent applicant owned land largely concealing the single storey building from view from the west, the orangery extension concealing it from the east and the boundary walls along the private road meaning only a small proportion of the hipped roof will be visible from that viewpoint."

• 2.2 The Design Brief also provides examples of existing permitted storage buildings from neighbouring properties, claiming that the one proposed here is much less intrusive.
• 2.3 The submitted drawings show the addition of the following elements:

• o Single storey side extension (pantry) to be attached to the east side of the dwelling measuring approx. 3.6m wide x 6.3m deep x 2.05m to the eaves and 4.275m to the ridge materials to be render and slate to match the dwelling. Its floorspace would amount to 22.68m2.
• o Single storey, oak framed extension with full glazing to walls atop a low wall under a monopitch roof, to be added to the existing porch attached to the south side of the dwelling measuring approx. 2.5m wide x 3.4m deep x 4.2m high to the ridge and 2.5m high to the eaves- materials to be render and slate to match the dwelling. Its floorspace would amount to 8.5m2.
• o Single storey, flat-roofed extension to the existing orangery with whole of the Orangery to be clad in vertical timber boarding for its walls, set atop a concrete plinth. To be attached to the south side of the dwelling measuring approx. 4.86m wide x 6.3m deep x 3.8m high (max) to the eaves of the flat roof. Its floorspace would amount to approx. 30.62m2.
• o Proposed storage building - to be located to the south-west of the dwelling approx. 10.0m from the nearest part of it. It would be 'L'-shaped, and would measure approx 15.0m x 13.6m on its long and short sides and would have a depth of 6.0m to both wings. It would stand on sloping ground where its eaves and ridge height on the north elevation would, respectively, be approx. 2.55m high and 4.55m high. On the south side they would measure approx. 3.5m and 5.5m high, respectively. Its floorspace would amount to approx. 45.6 + 90 = 135.6m2. Proposed finishes are: Roofing - Slates to match dwelling; Walls - Oak cladding; Plinth - Red brick; Doors- Timber barn style doors; Guttering - Black PVC.

Single storey side extension (pantry) = 22.68m2 Single storey porch extension = 8.5m2 Single storey, Orangery extension = 30.62m2 Proposed storage building = 135.6m2 Total floor area proposed = 197.4 m2

• 3.0 PLANNING HISTORY
• 3.1 There are several applications relating to the site:
• 3.2 16/01408/B - Alterations and additions to farmhouse and extension to residential curtilage - Permitted - 27.01.2017. Extracts from Officer Report:

"2.1 This application is very similar to a recent application - 16/01190/B. The difference is that the sun-lounge on the southern elevation is now to be of a different design."

"2.7 The extensions, excluding the garage (in the assessment of the earlier application this was incorrectly referred to as including the garage) will provide a further 21% nett floor area (taking into account the attic accommodation in both). The garage provides an additional 52 sq m."

• 3.3 16/01245/B - Access lane alterations to form two new field access gates and new vehicle turning head - Permitted - 10.01.2017.
• 3.4 16/01190/B - Alterations, installation of dormer windows and erection of extensions. Creation of vehicular access and driveway, and extension of residential curtilage - Permitted 24.11.2016. These works have been carried out with the farmhouse effectively having been refurbished and restored. A commemorative plaque saying "RESTORED 2017" is embedded in the west elevation side wall of the dwelling.

Extract from Officer Report: "2.6 The extensions, including the garage will provide a further 21% nett floor area (taking into account the attic accommodation in both)."

• 4.0 PLANNING POLICY

• 4.1 The site lies within an area shown on the Isle of Man Planning Scheme (Development Plan) Order 1982 as not designated for any particular purpose and of High Landscape Value and Scenic Significance. On the other side of the road there is a feature of archaeological interest although this does not feature on the Isle of Man Survey footpath map which identifies Ancient Monuments.
• 4.2 The site is located in a visually sensitive area. The Isle of Man Landscape Character Assessment - 2008, advises the following:

" D13 - SANTON" Key Characteristics

• o A predominantly rural landscape, dissected by A5 and A25 roads.
• o Densely wooded valley bottoms amongst undulating rolling land with large rectilinear arable and pastoral fields on the gently sloping hill sides and rounded tops.
• o Steep sided densely wooded Victorian pleasure Glens of Glen Grenaugh and Port Soderick Glen lead down to the coast.
• o Victorian electric railway line and stations runs through the area at the bottom of Crogga Glen.

• o Fragmented woodland along field boundaries and along tracks that access the scattered farm houses centred around Quine's Hill (along the A25) and small settlements of Santon and Ballaveare.
• o Sea-facing hill slopes with large open fields running along the cliff tops with gorse, heather and bracken along the cliff top periphery.
• o Incinerator chimney forms notable landmark in the immediate area.
• o Presence of Manx Milestones.
• o Abrupt linear southern built edge to Douglas, comprising residential and industrial development with minor localised extension of industrial character into character area south of Cooil Road.
• o Pulrose Golf Course on edge of Douglas

Overall Character Description Numerous gentle to steeply sided river valleys cut down into the landform to form an undulating and rolling character with pronounced incised valleys. Glen Grenaugh and Port Soderick Glen are steep sided densely wooded valleys, the latter appropriated during the Victorian period as pleasure Glens with walkways and features such as bandstands and bridges. Linear fragmented woodland runs along the valley bottoms of these National Glens and along Crogga River. Hedgerow trees and woodland blocks surround the numerous farms in the area, which are predominantly located in the north of the area around Quine's Hill.

Medium sized rectilinear arable and pastoral fields delineated predominantly by Manx hedges and some post and wire fences form a strong geometric field pattern on the gently sloping hill sides and rounded tops in the south of the area. Smaller rectilinear fields enclosed by Manx hedgerows, containing large hedgerow trees, cover the more settled north-eastern area where farmsteads such as Hampton Court and Cronkbane are concentrated. This field pattern stops abruptly in the north of the area where it meets the A24 and the linear built-up edge of Douglas. The far north-eastern part of the area comprises the Pulrose Golf Course, which extends in towards the centre of Douglas. Patches of gorse and heather grow in areas on the more exposed hill tops and along the eastern edges of the fields of the coastal facing slopes, along which the cliff top coastal path runs and forms the area's seaward boundary.

The busy A25 runs along the lower valley sides with small, often steep and winding tracks branching off perpendicular from the main road to provide farm access, while smaller predominantly straight B roads, enclosed by tall hedgerow vegetation, which follow the grain of the rectilinear field pattern and link the small and wooded settlements within the area such as Santon and Seafield. The Victorian Electric Railway runs through the area along Crogga Glen with stations at Santon and Port Soderick before skirting around the bottom of Douglas Head which forms the north eastern boundary. Moderate sense of tranquillity away from Douglas and the major roads.

Key Views

• o Open and expansive views from the higher areas along the rugged coast in the east and inland towards the upland areas over Braaid.
• o Incinerator chimney forms a notable landmark in the immediate area.
• o Glimpsed views framed by vegetation in the valley bottoms and along the main roads where they follow the wooded valley bottoms.
• o Views in the northern part of the area up to the Transmitting Masts on top of Douglas Head hill top.
• o Views from Isle of Man Steam Railway Historic Features
• o Victorian Isle of Man Steam Railway and stations, including Port Soderick (Registered Building) and the Old Toll Booth (Registered Building). Ecological Features
• o Farmland grassland habitats.
• o Mature network of hedgerows containing deciduous trees in field boundaries.

• o Aquatic and waterside habitats along river courses.
• o Dense riparian woodland in Valley bottom with deciduous woodland along valley sides.
• o Exposed heathland on steeper sea facing slopes Key Issues and landscape sensitivities
• o Wooded horizons and skyline seen from valley bottoms.
• o Ecological value of the aquatic and waterside habitats.
• o Various sized pastoral and arable fields with Manx hedges.
• o Wooded valley bottom with fragmented woodland along substantial field boundaries.
• o Scattered farmsteads fringed by trees.
• o Wooded Victorian Pleasure Glen at Port Soderick.
• o Victorian Isle of Man Steam Railway and stations. o Presence of Manx Milestones.

Landscape Strategy The overall strategy should be to conserve and enhance the character, quality and distinctiveness of the area, with its wooded valley bottoms and wooded horizons, its scattered settlement pattern, its Victorian pleasure glen and the railway.

Land Management Guidelines

• o Develop management plans to help conserve Manx Milestones.
• o Manage fragmented deciduous woodland along lower valley floor to maintain a continuous tree canopy.
• o Maintain and manage the substantial hedgerows and deciduous trees in the field boundaries that add to the area's wooded character.
• o Protect and conserve the Victorian Pleasure Glen.
• o Protect and conserve Victorian Isle of Man Steam Railway and stations.
• o Manage roadside hedgerows and deciduous trees to maintain sense of enclosure and help integrate these linear elements into the wider landscape.
• o Consider a tree planting programme for the next generation of hedgerow and roadside trees. Landscape Planning Guidelines
• o Resist new development that would result in any diminution of the tranquil, rural character of the area and maintain scattered pattern of farmhouses and individual dwellings.
• o Protect and enhance the identity of Douglas, Newtown and Santon by conserving the rural character of the adjacent landscape.
• o Avoid the physical or visual amalgamation of roadside housing to help conserve the rural character of the landscape.
• o Consider the impact of any development on skylines - particularly where it would have the potential to be highly visible from adjacent character areas.
• o Protect the character of the landscape and the scattered nature of the settlement pattern by locating new buildings in visually inconspicuous locations, and by clustering them around existing buildings where possible.
• o Care should be taken in the siting and design of any new buildings developed on the edge of settlements such that key landscape characteristics are maintained and the visual intrusion of these buildings in the open landscape is minimised.
• o Review quality of urban/rural interface and consider opportunities for introduction of tree/shrub planting to visually soften harsh built edges and to help integrate settlement into surrounding landscape.
• o Help integrate new farm buildings and associated structures within the landscape with fringing deciduous woodland.
• o Maintain and enhance the well vegetated character of river corridors and maintain an appropriately sized riparian corridor free of development.
• o Conserve vernacular character by undertaking built character appraisals to identify local densities, layouts, styles and materials that may be appropriate for new buildings and the spaces between these buildings.

• o Avoid road improvements (e.g. signage or widening) that would adversely affect the rural character of the landscape and conserve their vernacular character (e.g. Manx hedges, stone bridges etc) as appropriate.
• o Consider opportunities for developing public footpath provision.

• 4.3 The countryside is protected for its own sake under Environment Policy 1 and the impact of development on the character and appearance of areas of High Landscape Value and Scenic Significance are identified in Environment Policy 2:

• Environment Policy 1: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative".
• Environment Policy 2: "The present system of landscape classification of Areas of High Landscape of Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce difference categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

• a) the development would not harm the character and quality of the landscape; or
• b) the location for the development is essential."

• 4.4 Housing Policy 15 of the Isle of Man Strategic Plan 2016 states: "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)."
• 4.5 Housing Policy 16 of the Isle of Man Strategic Plan 2016 states "The extension of nontraditional 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."
• 4.6 Planning Circular 3/91 "Guide to the design of residential development in the countryside" is materially relevant to this proposal. Policy 3 in particular:

"The shape of small and medium sized new dwellings should follow the size and pattern of traditional farmhouses. They should be rectangular in plan and simple in form. Extensions to existing buildings should maintain the character of the original form."

• 5.0 REPRESENTATIONS

• 5.1 DoI Highway Services had made no comments by the report drafting stage (28/7/25).
• 5.2 Santon Parish Commissioners had made no comments by the report drafting stage (28/7/25).
• 5.3 No neighbour representations had been received by the Report drafting stage (28/7/25). ASSESSMENT

• 6.1 The dwelling has been lawfully erected having been constructed prior to the advent of modern planning regulations. It has benefitted from the grant of planning permission Ref: 16/01408/B to carry out alterations and additions to farmhouse; to extend the residential curtilage; and, subsequent to that PP Ref: 16/01190/B for alterations, the installation of dormer windows and the erection of extensions; plus the creation of vehicular access and driveway, and extension of the residential curtilage, both of which were approved. The principle of development is, therefore, accepted.

• 6.2 The fundamental issues to consider in the assessment of this planning application are:

• (i) The provisions of Policy H15 and whether the cumulative impact of the extensions, which includes the proposed detached storage building, amounts to more than 50% of the original dwelling;
• (ii) The visual impact of the proposed development on the character and appearance of the existing dwelling and upon the visual amenity of the surrounding area.; (GP2 b, c)
• (iii) The impact upon any residential neighbours amenities (overlooking, loss of light; over bearing impact; (GP2 g)

• 6.3 Policy H15 of the Strategic Development Plan indicates that "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)."
• 6.4 There have been previous extensions to the property (see PA's 16/011190/B and 16/01408/B). The 16/01408/B proposal effectively superseded the 16/01190/B in that it proposed a revised design for the Orangery. The dwelling, therefore, has been updated as a result of these 2016 approvals and provides a modern standard of living accommodation.
• 6.5 Previously, the PA 16/01408/B and 16/01190/B proposals, including the garage added 21% to the then existing nett floor area (taking into account the attic accommodation in both). The garage and porch/utility room added an additional 52m2, and the orangery added 24m2. The study measured 4.2m x 4.2m = 17.64 24m2 in floor area. The Study sat on the larger footprint of what was an existing extension which was removed. It measured approx. 7.2m x 3.6m = 25.92m2 in floor area. Therefore, the approximate total of floor space added equated to 74.08m2. (This is based on an existing floor area for the original dwelling prior to any application being received of 348.23m2 - see Drawing No. 1 Existing dwelling at Balnahow Farm - Drawing date September 2015, as submitted with PA16/1408/B).
• 6.6 The addition of the currently proposed extensions would add 197.4m2, which equates to a 56.68% increase in floor area of the original dwellings 348.23m2). When added with the 74.08m2 nett floor area added by PA16/01408/B (a 22% increase in floor area). This would amount to a combined floor area across the two applications of approx. 271.48m2, equating to a 78.68% increase in floor area. This fails to meet the 50% floor space limit imposed by Policy H15. The next question is, therefore, whether the proposed extensions would be in scale and keeping with the existing dwelling, and whether any adverse visual impact would arise as a result of their being added to the dwelling. The proposed storage building - relationship to the existing dwelling and visual impact
• 6.7 The most obvious extension would be that which would be visible from the public realm, namely, the proposed storage building. This would be used to house various pieces of gardening and maintenance equipment and free up space within the garage to make space for cars. It would also provide space for a car platform lift is needed for maintenance of cars. The proposed structure falls outside the limitations of Class 17 of the Town and Country Planning (Permitted Development) Order 2019, and requires planning approval.

• 6.8 It is noted that the new storage building structure would have an approximate footprint/floorpsace area of 135.6m2. This is in addition to the existing double garage on site attached via the porch and utility room to the dwelling with an approximate footprint of 52m2.
• 6.9 The existing dwelling was the original farmhouse on the site, and the works to extend, refurbish and improve it approved by PA's 16/01190/B and 16/01408/B - the latter application proposed the same level of accommodation but with a revised design for the Orangery - were considered acceptable.
• 6.10 There is no particular Policy in the IoMSP 2016, relating to the provision of outbuildings and ancillary structures in the curtilage of dwellings in the countryside. With this in mind, it is considered that the provisions of Housing Policy 16 apply. This restricts the extension of nontraditional dwellings where this would increase the impact of the building as viewed by the public - the site, whilst not readily visible from the main road network, is visible from the public road on the approach to Balnahow from the south-west. Beyond Balnahow the road continues in a north-easterly direction as a private track for a distance of approx. 1km to Port Soderick on the west coast of the Island. Views of it from that direction are screened by other structures, vegetation and topography.
• 6.11 It is considered that the provisions of Housing Policy 15 apply, regardless of the appearance of the outbuilding which here is being viewed as an extension to the dwelling because it would be sited approx. 10.0m from the house, and owing to the ancillary level of accommodation it proposes, and lawful uses which it could be put to. Housing Policy 15 applies a general rule permitting up to 50% increase in floor space for rural extensions. In this case, the total floorspace of the proposed storage building at 135.6m2 would as a percentage of the floorpsace of the original dwelling (348.23m2) amount to: 38.93%; when added to the previously approved 74.08m2 nett floor area added by PA16/01408/B (a 22% increase in floor area), the combination of the two represents a 60.93% increase in floor area. When the combined floorspace of the other extensions to the dwelling proposed by this application are added, (Single storey side extension (pantry) = 22.68m2. Single storey porch extension = 8.5m2. Single storey, Orangery extension = 30.62m2.) The total floorspace = 61.8m2 + 135.6m2 for the current proposals (197.4m2); and, those previously approved amount to (nett 74.08m2). When added together across the two applications the total floor-space increase of 271.48m2 represent a 77.95% total increase in floor area.
• 6.12 Overall, the footprint, scale and extent of the proposed extensions and separate storage building, cumulatively and in conjunction with the previous PA/16/01408/B would substantially exceed the 50% floor-space threshold as outlined in IoMSP Policy H15. In principle, whilst there is no hard and fast rule preventing extensions to properties in the countryside, the cumulative size, the scale and extent of the proposed extensions and separate storage building of this proposed outbuilding in an area not zoned for development is unacceptable and runs counter to the advice contained in policies HP15 and HP16.
• 6.13 It is considered that the proposed storage building would represent a large oversized structure which would be poorly related to its surroundings and as such it would be contrary to the provisions of Policies GEN2 b) and c); GEN3 c). Whilst the site represents previously developed land the proposed development would fail to reduce the impact of the current situation on the landscape or the wider environment; and the development proposed would fail to result in improvements to the landscape or wider environment (GEN3 c). This leads on to the consideration that the proposed development would fail to accord with the provisions of Policy ENV1 which requires the countryside and its ecology to be protected for its own sake; and, where development which would adversely affect the countryside should not be permitted unless there is an over-riding national need in land use planning terms. The proposed development does not outweigh the requirement to protect these areas.

• The pantry, and porch extensions - relationship to the existing dwelling and visual impact
• 6.14 Whilst the above extensions would alter the character of the dwelling, and make it bigger, it is considered that two of these additions would not be out of context. These are the ground floor pantry extension which would be added to the east side of the dwelling; and, the porch extension which would be read against the west side of the dwelling and would be closely associated with the double garage serving the dwelling. It is considered that on their own, their design, scale, footprint and extent would be acceptable in the context of the dwelling as previously extended. The Orangery extension - relationship to the existing dwelling and visual impact
• 6.15 The proposed extension to the Orangery would more than double the length of the existing single storey, flat-roofed Orangery structure, which would be emphasised by the sloping nature of the ground on which it would be sited, which falls away with distance away from the house, in that the elevation closest to the sea would be approx. 1.0m higher than the existing height of the Orangery where it is sited closest to the house. Its overall length/depth of approx. 6.3m when added to the approx. 5.090m of the existing Orangery - 11.39m overall depth would be out of scale and keeping with the dwelling on site. Its poor design would be reflected by its flat-roofed nature albeit there would be 2 No. pyramid shaped lanterns on its roof, nevertheless, it would appear as a visually intrusive, and incongruous addition out of scale and keeping with the host dwelling and is considered to be excessive in this rural location. Whilst views of the site and surroundings are limited it would represent a large oversized structure which would be poorly related to its surroundings and as such it would be contrary to the provisions of Policies GEN2 b) and c); GEN3 c) H15; ENV1 and ENV2 in the IoMSP 2016. Neighbours amenities
• 6.16 Given the position of the extensions in relation to the existing dwelling, their single storey nature, and their positioning on site away from any neighbouring or nearby dwellings; plus, the lack of any neighbour representations, the proposed extensions and alterations would not give rise to any loss of privacy, or result in an overbearing relationship with this neighbouring dwelling, or any other nearby dwelling.
• 6.17 Overall, with regard to the potential impact of the development on neighbouring residents amenities, the proposed development is considered to be acceptable and accords with the provisions of Policy GP2 (g) (neighbours amenity) and (h), of the Isle of Man Strategic Plan 2016.
• 6.18 Other considerations - none.

CONCLUSION

• 7.1 The floorspace that would be created by the proposed extensions and storage building fails accord with the floorspace restriction outlined in Policy H15. They, in addition to the floorpsace added via the approval and implementation of the previous PA/16/01408/B would substantially, and unacceptably exceed the 50% floor-space threshold as outlined in IoMSP Policy H15.

• 7.2 Overall, the siting, size, height and scale of the proposed storage building and the

Orangery extension and their proposed positions on t and in relation to the existing dwelling, are considered to be unacceptable in terms of their visual impact on both the appearance of the dwelling, and on the character and appearance of the site and its surroundings. As such, they fail to accord with the provisions of General Policy 2 b) and c); General Policy 3 c); Housing Policies H15 and H16; and, Environment Policies 1 and 2 of the Isle of Man Strategic Plan 2016.

• 7.3 Recommendation - Refuse.

• 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 : Refused Date: 29.07.2025 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.

Miss Val Lloyd The Design Studio 76 Summerhill Road Onchan IM3 1NH

TOWN AND COUNTRY PLANNING ACT 1999 The Town and Country Planning (Development Procedure) Order 2019

In pursuance of powers granted under the above Act, and subordinate Orders and Regulations, the Department of Environment, Food and Agriculture determined to REFUSE an application by GDC Home Improvements Ltd, Ref 25/90539/B, for the Single-storey extensions to east and south elevations; erection of porch; erection of detached storage building at Balnahow Farmhouse Balnahowe Santon Isle Of Man IM4 1HN for the following reason(s):

• 1. The principle of development is unacceptable because it would result in the storage building and Orangery extension being out of scale and character with the countryside location. In this case, the close proximity of the storage and garage/workshop building to the dwelling, is read as an extension to the dwelling. Policy H15 of the Isle of Man Strategic Plan 2016, permits up to 50% increase in floor space for rural extensions. The combined floor-space of the new structures, together with those previously approved and implemented, would represent a total increase of 77.95% floor area, which demonstrably exceeds this floor-space limit. Therefore, the proposal would result in an excessive form of development in the open countryside, out of scale for the site and its rural surroundings, and would be contrary to the provisions of Strategic Policy ST2; Spatial Policy SP5; General Policy GP2 b) and c); General Policy GP3 a), b) and c); and Housing Policies H15 and H16 in the Isle of Man Strategic Plan 2016; and, Planning Circular 3/91.
• 2. The proposed extension to the 'Orangery' is unacceptable because it would be out of scale and keeping with the dwelling on site. Its poor design would result in it appearing as a visually intrusive, and incongruous addition to the traditional Manx farmhouse appearance of the host dwelling. Whilst views of the site and surroundings are limited it would represent a large oversized structure which would be poorly related to its rural surroundings and as such it would be contrary to the provisions of Policies GEN2 b) and c); GEN3 c) H15; ENV1 and ENV2 in the Isle of Man Strategic Plan 2016 and, Planning Circular 3/91.
• 3. The proposed erection of the detached storage building is unacceptable because it would result in a large scale, single storey structure in a visually prominent part of the site within this open rural landscape which would be out of scale, character and keeping with this

countryside location and its surroundings. As such, it would be contrary to the provisions of Policies GEN2 b) and c); GEN3 c), H15; and, Planning Circular 3/91. Furthermore, this element of the proposals would be contrary to the provisions of Environment Policy ENV1 which seeks to protect the countryside for its own sake; and, Environment Policy ENV 2 which indicates that such development will only be permitted where:

"(a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential." In this case, neither of these criteria in Policy ENV2 are met.

Date of Issue: 29th July 2025

J CHANCE Director of Planning and Building Control

Guidance Note

This decision was made by a Principal Planner in accordance with the authority delegated to them.

This decision refers only to that applied for under the Town and Country Planning Act 1999 and its subordinate legislation.

A copy of the Officer’s report and any correspondence which informed the assessment and decision is available to view on the Government’s website (via https://pbc.gov.im/onlineapplications/)

A determination to refuse planning approval does not have effect —

•  if an appeal is submitted until the appeal is determined or withdrawn; or
•  if no appeal is submitted, until the time within which an appeal may be submitted has expired (21 days from the date of this notice).

Appeal Any appeal must be in writing, include the appropriate fee and be submitted to the Department within 21 days of the date of this Notice.

Guidance on how to appeal is available at gov.im/howtoappeal

Appeal Ref: AP25/0030 Planning Ref: 25/90539/B - Balnahow Farmhouse, Balnahowe, Santon, Isle Of Man IM4 1HN.

Aerial Views

The Site

The Site

Please reply to the signatory Our Ref: 25/90539/B Mrs L Milestone Planning Appeals Secretary, Cabinet Office, Government Offices, Buck’s Road, Douglas, IM1 3PN.

Tel: (01624) 685910 Fax: (01624) 686443 Email: [email protected]

Jennifer Chance MRTPI Director of Planning & Building Control 26th August 2025 Dear Mr Johnstone

Appeal Appeal Ref: AP25/0030 Planning Ref: 24/90539/B Appellant: GDC Home Improvements Ltd Proposal: Appeal against the refusal for Single-storey extensions to

east and south elevations; erection of porch; erection of detached storage building.

Address: Site at Balnahow Farmhouse Balnahowe Santon Isle Of Man IM4 1HN.

In the event that the appointed Planning Inspector is minded to recommend that the application be approved, the following suggested conditions and reasons are considered to be appropriate in this case:

• 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.

• 2. No work shall be carried out on in relation to the construction of any of the external surfaces of the extension to the dwelling hereby permitted unless details of the materials, colour and finish to be used for all external walls and roofs and the glazed balustrade have first been submitted to and approved in writing by the Local Planning Authority. The development, hereby permitted, shall thereafter be constructed in accordance with the approved details.

Reason: To ensure the use of materials appropriate to the development in order to safeguard the visual amenities of the area, in accordance with policy GP2 in the Adopted Isle of Man Strategic Plan (2016).

• 3. The detached storage building, hereby permitted, shall be used for ancillary storage purposes in connection with the residential occupation of Balnahow Farmhouse, only. It shall not be used as a residential annex, tourist accommodation, or as a separate dwelling, and no trade or business shall be carried on therefrom.

Reason: To ensure that the use of the detached storage building is appropriate in this open countryside location where no new dwellings or tourism or annexed accommodation are permitted unless there is specific justification for them, such as a requirement in connection with agriculture, horticulture or forestry purposes. These requirements reflect the exceptional nature of granting planning approval for an ancillary residential use to a new structure located in the open countryside. As such, this approval complies with the provisions of Strategic Policy 2 – Location of Development; Strategic Policy 5 - Design of New development; Strategic Policy 8 – Tourist Development; Spatial Policy 5 - Building in defined settlements; GeneralPolicy 2 - General Development Considerations; General Policy 3 - Exceptions to development in the countryside; Environment Policy 1 - Protection of the countryside; and, Housing Policy 15 - Extension or alteration to traditional styled properties in the countryside.

Yours sincerely,

Mr Hamish Laird MRTPI Planning Officer