15 April 2025 · Delegated - Principal Planner (Jason Singleton)
The Beach House, Shore Road, Ballaugh, Isle Of Man, IM7 5az
The application seeks permission for changes to an already constructed replacement dwelling on the site of the former Ballatiki, a single-storey house demolished in 2021. Amendments include lighter grey stone and darker slate grey cladding on walls, Spanish slate roof with lead flashing instead of steel, slight reposit…
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The amendments to the approved replacement dwelling scheme under 23/00739/B were assessed as acceptable, with modest material changes (lighter grey stone, darker cladding, Spanish slate roof) causing …
General Policy 2
Requires development to respect amenity, character, highway safety, and privacy. Assessed compliant as material changes cause no visual harm, access safe, and no significant overlooking from dormer due to sightlines and distances.
Housing Policy 14
Governs siting, size and design of replacement dwellings in countryside. Amendments to design and siting found acceptable with no adverse amenity or visual impacts, aligning with policy for replacement dwellings.
Spatial Policy 5
Permits countryside development per General Policy 3. Principle acceptable due to extant permission for replacement dwelling with no material circumstance change.
General Policy 3
Provides exceptions for countryside development. Replacement dwelling principle established by prior approval.
Environment Policy 1
Protects countryside. No harm from amendments in Area of High Landscape Value.
Environment Policy 2
Protects Areas of High Landscape Value. Material and design changes do not harm landscape setting.
Transport Policy 4
Highway safety. Single access with visibility splays compliant, safer than two accesses, no consultee objection.
Housing Policy 12
Replacement dwellings in countryside. Principle acceptable per prior permission.
Materials approval
The development shall be completed in accordance with the materials as indicated on approved drwg no. 04B and confirmed within the submitted Covering Letter. Reason: In the interests of the character and appearance of the site and surrounding area.
Visibility splays
The visibility splay(s) identified on drwg. no. 03B shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1050 mm in height above adjoining carriageway level. Reason: In the interests of highway safety.
No further development without approval
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2025 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling, and no garages or other free standing buildings shall be erected within the curtilage of the dwelling hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
No interest registered / No objection
A legal representative for neighbouring residents at 'Sunsets' objects strongly to the retrospective application due to unacceptable overlooking from the dormer window, referencing prior appeal decisions; Highway Services states no interest in the application.
Key concern: Unacceptable overlooking from dormer window less than 20m from neighbouring habitable rooms
Dickinson Cruickshank Ramsey Advocates (for Sunsets residents)
Objection"the new dwelling and dormer window would be in view... such overlooking would lead to unacceptable harm to the living conditions of occupiers of Sunsets."; "the applicant has simply ignored the decision of the Inspector in the first appeal and decided to build the property in accordance with the refused planning application."; "It is impossible to see how the conclusions of the Planning Inspector who dealt with the first appeal can be ignored and this building... can be permitted."
Highway Services HDC
No CommentHighway Services HDC has no interest (NHI) in: ... 25/90102/B
