2 September 2025 · Delegated - Principal Planner (Jason Singleton)
Cronk Breck House, Main Road, Greeba, Isle Of Man, IM4 3lg
The proposal is for a detached garage in the curtilage of Cronkbreck House, a traditional dwelling in open countryside, measuring 7m deep by 8.9m long with a 4.8m ridge height, finished in painted render, stone slip plinth, and slate roof, for storage of up to 2 vehicles.
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The site is in open countryside not zoned for development and does not meet General Policy 3 exceptions, but the Department supports proportionate ancillary structures like garages if of appropriate d…
General Policy 2
Requires general development considerations including scale, design, and impact on character and amenity. Officer assessed the garage as modest, proportionate to the host dwelling, appropriately designed with acceptable materials, and not prominent due to tree screening, complying with (b) and (c).
Environment Policy 1
Protects the countryside from inappropriate development. The building was found acceptable in principle in this countryside location without detriment to wider locality character due to its form, mass, design, and shielding by vegetation.
Strategic Policy 2 - Priority for new development to identified towns and villages
Prioritises new development to towns and villages. Site is countryside 'white land', so tension exists, but mitigated by ancillary nature and prior approval precedent.
Strategic Policy 3 - To respect the character of our towns and villages
To respect character of towns and villages. Applied to dispersed rural residential context; proposal respects locality character.
Spatial Policy 5
Design and visual impact. Design is modest and appropriate.
Strategic Policy 5
Development in countryside per General Policy 3. Does not technically meet exceptions, but supported as proportionate ancillary.
General Policy 3
Exceptions to countryside development. Site does not accord with defined criteria, but general departmental approach allows ancillary garages if appropriate.
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.
Ancillary use only
The development hereby approved shall only be used for purposes ancillary to the host dwellinghouse of Cronkbeck House and shall at no point be converted to living accommodation, either in conjunction with the host dwellinghouse or as separate independent living accommodation. Reason: The application has been purely assessed on the basis of comprising garaging and storage for vehicles. Any change to this use would require further assessment which may be deemed inappropriate in the context of the site's location within the open countryside and an area not zoned for development.
Tree protection
All existing trees shall be retained, unless shown on the approved drawings as being removed. All trees on and immediately adjoining the site shall be protected (As shown on drawing 1702 - BC11) from damage as a result of works on the site, to the satisfaction of the Department in accordance with British Standard BS5837:2012 (Trees in relation to Design, Demolition and Construction -Recommendations) for the duration of the works on site and the development is completed. In the event that trees become damaged or otherwise defective during such period, the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented. In the event that a tree dies or is wilfully removed without prior consent it shall be replaced as is reasonably practicable and, in any case, by not later than the end of the first available planting season, with trees of such size, species and in such number and positions as may be agreed with the Department. Reason: to ensure the continuity of amenity afforded by existing trees.
No objection.
No highways interest.
