26 August 2025 · Head of Development Management (Stephen Butler)
Serien Glendhoo Cottage, 432 Ballagill To Ballamoar, Doarlish Ard, Foxdale, Isle Of Man, IM4 3bg
The site is the curtilage of a cottage in countryside west of Lower Foxdale, adjacent to a watercourse with woodland beyond. Storm damage earlier in the year washed out the riverbank, causing a small lean-to outhouse to crack away and decking to fall into the water.
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The officer assessed that both the outhouse and decking are replacements of previously existing structures damaged by storms, with the outhouse being a like-for-like modest addition subordinate in sca…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design (b), not adversely affect landscape character (c), not harm protected wildlife/habitats including watercourses (d), incorporate topography/trees/sod banks (f), and not affect resident amenity/locality character (g). Officer found compliance as development is screened replacement causing no significant visual or amenity harm, with conditions protecting watercourse.
Environment Policy 2
Landscape character most important in Areas of High Landscape or Coastal Value and Scenic Significance. Proposal complies as deck invisible from public views due to woodland, confined to residential curtilage.
Environment Policy 3
Seeks to protect woodland. Tree officer confirmed no issues post-site visit as trees in Registered Tree Area PT27 are across river and mostly dead.
Environment Policy 7
Prohibits development harming watercourses unless mitigated; requires risk assessment, pollution measures, phased works, and normally 8m setback. Met via Flood Management no objection, conditions on construction details, and note on Land Drainage Act; deck over bank not watercourse.
Environment Policy 28
Concerns development on unstable land. Addressed by condition requiring deck supports per drawings to ensure stability.
Housing Policy 15
Alterations/extensions to countryside traditional properties approved if respecting proportion/form/appearance and <50% existing floorspace. Outhouse is modest like-for-like replacement matching cottage.
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.
Decking supporting structures
The supporting structures for the decking hereby approved shall be constructed in accordance with the details shown on Drawing Numbers T/05 and T/06 and retained as such thereafter, unless alternative details are first submitted to and approved in writing by the Department. Reason: In the interest of the adjacent watercourse and to ensure the stability of the decking.
Materials
The outbuilding and decking hereby approved shall be finished in the materials specified on Drawing Number PA/05 and retained as such thereafter. Reason: In the interest of the character and appearance of the site and surrounding area.
No objection subject to conditions. The attached Engineering plans (T-06 & T-05) should be adhered to. This will stabilise the river bank and prevent washout and instability.
Updated comments following site visit - No issues at all from us, the trees are on the other side of the river and are mostly dead.
Department of Infrastructure Flood Risk Management Division issued DNOC (Do not oppose subject to condition(s)) for application 25/90636/B.
Key concern: site is on a steep valley and the base of the decking is at river level
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionDNOC; The attached Engineering plans (T-06 & T-05) should be adhered to. This will stabilise the river bank and prevent washout and instability
Conditions requested: The attached Engineering plans (T-06 & T-05) should be adhered to. This will stabilise the river bank and prevent washout and instability
