14 October 2024 · Planning Committee (signed by Presenting Officer P Visigah; formal decision by Director of Planning and Building Control J Chance)
Balnahow Farmhouse, Balnahowe, Santon, Isle Of Man, IM4 1hn
The proposal seeks to formalise the extension of the residential curtilage from a small 22sqm front garden into an adjacent 423sqm paddock area, including retrospective elements: a 4.9m x 2.1m x 2.5m timber shed, 39.6sqm and 42sqm timber decking areas (600mm high), a 4.8m x 3m x 2.7m glamping pod with mineral felt roof…
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The proposal conflicts with Environment Policy 1 and General Policy 3 as it extends residential curtilage into countryside without overriding national need or fitting exceptions, but officer balanced …
Environment Policy 1
Presumption against development in countryside unless overriding need or exceptions (GP3); conflicts as curtilage extension into open countryside, but no overriding need required as impacts minimal: screened site, no tree/planting loss, reversible, integrates with existing complex.
Strategic Policy 4
Development must protect/enhance nature conservation and landscape quality of rural areas; satisfied as no material visual harm, structures screened/clustered, no key views impacted, post/wire fencing retains rural transition.
General Policy 2
Requires no adverse impacts on amenities, landscape; met as no neighbour amenity harm (private use, gated), minimal landscape change, aligns with domestic scale in context.
Community Policy 7
Minimise criminal activity/antisocial behaviour; satisfied as gated/confined site, no hideouts, private use limits visitors/disturbance.
Environment Policy 14
Prevent loss of high quality (Class 1-2/3) agricultural land; site Class 3/4 unprotected, small scale reversible, no compromise to adjoining fields.
Retain post and wire boundary fencing
The existing boundary treatment on the border between the garden and the adjacent agricultural field defined by post and wire fence shall be permanently retained and maintained as such. Any replacement fencing shall be post and wire fence (not solid fencing), and shall thereafter be permanently retained and maintained. Reason: For the avoidance of doubt and to ensure the curtilage is suitably defined, and to ensure the provision of an appropriate landscape setting to the development.
No permitted development for structures/fences
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (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 13 - Greenhouses and polytunnels; Class 15 - Garden sheds and summer-houses; Class 16 - Fences, walls and gates; Class 17 - Private garages and car ports. Reason: To control future development on the site.
Private ancillary use only
The development hereby permitted (including glamping pod) shall only be used as an integral part and incidental to the enjoyment of the existing dwelling at 4 Balnahow Farm Cottages, Balnahow Farm, Balnahowe, Santon, and shall not at any time be sold, let or occupied as a separate unit of residential or tourist accommodation. Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage and permission has not been sought for an independent dwelling or tourist unit.
No significant negative impact upon highway safety, network functionality and/or parking subject to condition requiring parking as shown
Applicant should be aware of clauses on surface water runoff onto public highway
No objection to purely private and pleasure use once assured no homestay/guest accommodation
Confirmed for personal use only; decking overlooking to be rectified with Manx stance wall
No objection if committed to private use only
No objection if remains private use only, not glamping/rentals
Highway Services Division has no objection subject to a parking condition; Highways Drainage provides advisory comment on surface water runoff; multiple neighbouring residents initially objected due to concerns over commercial use but withdrew objections upon assurance of private use only.
Key concern: surface water runoff onto public highway
Highway Services HDC
Conditional No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking subject to a condition requiring parking on the approve plans being available for guests of the pod.
Conditions requested: condition requiring parking on the approve plans being available for guests of the pod
Highways Drainage
No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.; The applicant should be aware of the comment above.
