29 September 2020 · Planning Committee
Ballakinnag House, Shore Road, Ballaugh, Isle Of Man, IM7 5az
The proposal involves erecting a large detached garage/workshop designed to resemble an agricultural barn, with reclaimed timber lower cladding and insulated corrugated upper panels/roof, to store and maintain the applicant's classic car collection at Ballakinnag House.
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The officer acknowledged the proposal does not fit within General Policy 3 exceptions for countryside development but considered it acceptable as 'garages are a common feature within residential curti…
General Policy 3
Requires no development outside zoned areas except specified exceptions (e.g. agriculture, conversions); proposal does not qualify but accepted exceptionally as within residential curtilage, common garage feature, no agricultural land loss, and justified personal need outweighed strict policy.
Environment Policy 1
Protects countryside for its own sake unless overriding need; officer found no adverse countryside impact due to curtilage location, screening, and barn design minimising intrusion.
Environment Policy 2
Protects Areas of High Landscape Value/Scenic Significance unless no harm or essential; assessed as minimal visual harm from rear siting, lower than main house ridge, green finish to blend with hedging.
Transport Policy 4
Requires highways to accommodate development safely; Highway Services raised no objection subject to access/visibility conditions.
Transport Policy 7
Requires parking per standards; accepted with on-site provision for 6 cars.
Time limit
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.
Incidental to dwelling
The workshop/garage above hereby approved shall only be used in association with the main dwelling house "Ballakinnag House" and for purposes incidental to the use of main dwelling house "Ballakinnag House" as a single dwelling and not for commercial purposes. Reason: the dwelling is within a single residential plot within an area not designated for development and has only been considered acceptable for the reasons identified within the application. The application does not propose to create separate units within the site and has not been considered as such.
Private storage only
The building shall be used only for the storage of private motor vehicles and items associated with the maintenance and occupation of the site as a whole, including land in the occupants' ownership. Reason: to accord with the justification provided by the applicant for the building.
Removal if use ceases
If the use of the garage/workshop hereby approved ceases for period exceeding 12 months, the building and any supporting base shall be removed and the ground restored to its former condition within 3 months of the date of the cessation, unless a time is otherwise approved in writing by the Department. Reason: The building has been exceptionally approved solely to meet a personal need and its subsequent retention would result in an unwarranted intrusion in the countryside.
Green finish
Prior to being brought into use, the proposed workshop/garage upper external finish shall be finished in dark green and retained as such thereafter. Reason: In the interests of the visual amenities of the area.
Landscaping scheme
No development shall be commenced until a soft landscaping scheme has been submitted to and approved in writing by the Department for the area between "Ballatiki" and the workshop/garage. Such a scheme shall include details of all trees, hedgerows and other planting which are to be retained; details of all other boundary treatment and finished ground levels ; a planting specification to include numbers, density, size, species and positions of all new trees and shrubs; the location of grassed areas and a programme of implementation. All soft landscaping works shall be carried out in accordance with the approved details. The works shall be carried out in full accordance with the programme approved in writing by the Department and retained thereafter. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department. Reason: To ensure the provision of an appropriate landscape setting to the development.
no opposition subject to conditions for access, visibility splays, access lane and hardstanding
no objection but would like environmental survey for wildlife
support for constituent
support as garage close to property beneficial to cars
support as assists storing classic car collection for events
support as assists storing collection safely for community
support for constituent
Consultation responses from Highways, DEFA Ecosystem Policy, and Ballaugh Parish Commissioners raise no objections to the garage/workshop proposal, with minor advisory notes on bird nesting and environmental survey requested; representations from MHKs and supporters strongly endorse the application.
Key concern: potential for nesting birds in vegetation
Department of Infrastructure Highways
Conditional No ObjectionThe proposal is satisfactory in highway terms; Recommendation: DNOC
Conditions requested: access, visibility splays, the access lane and hardstanding for parking to accord with drawings no’s 03 and 04; retain the garage for its stated purpose; gates should open inwards or slide; advisory for a s109(A) Highway Agreement
DEFA Ecosystem Policy Team
No ObjectionThorough checks for birds, their active nests and eggs should be undertaken prior to clearance of vegetation. If a nest is discovered while work is being undertaken, all work must stop and advice sought from the Ecosystem Policy Team, DEFA.
Conditions requested: advisory note provided to the applicant on bird protection under Wildlife Act 1990, including checks prior to vegetation clearance and stopping work if nests found
Ballaugh Parish Commissioners
No ObjectionBallaugh Parish Commissioners have no objections to the proposed works
Conditions requested: environmental survey carried out to ensure that there is no detrimental impact on the wildlife inhabiting the area
