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25/90375/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90375/B Applicant : Mr & Mrs Jonathan Joseph and Tracy Jayne Duncan Proposal : Erection of detached garage and workshop Site Address : Croit Shellee Clenagh Road Sandygate Ramsey Isle Of Man IM7 3AE
Planning Officer: Peiran Shen Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 31.07.2025 __
Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
C 1. 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.
C 2. The detached garage and workshop hereby approved shall only be used in association with the main dwelling house "Croit Shellee" and for purposes incidental to the use of main dwelling house "Croit Shellee" as a single dwelling (except as sleeping accommodations), for no commercial or business purposes and only in accordance with the internal layout shown on plan SMSB-1070.
Reason: The application proposes the detached garage and workshop for "hobby use" only and for the further reasons outlined within the submitted planning statement and for no other purposes and highway safety purposes. Also, in the interest of reducing flood impact.
C 3. No tree removal is hereby approved with the approved development.
Reason: for the avoidance of double.
C 4. The approved building in its entirety, including all external elevations and roof, door frame, soffit and barge board, etc, shall be in the colour Forest Green or Juniper Green, as shown on the Color Selector (March 2017).
Reason: in interest of preserving the character of the countryside.
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25/90375/B
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N 1. Allowing 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.
This application has been recommended for approval for the following reason. The proposal does not harm the character and streetscene of the area nor neighbouring amenities. It is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide.
Plans/Drawings/Information;
This approval relates to the documents, planning statement, flood risk assessment, location plan, proposed site plan, building specification, steel colour chart, proposed elevations, proposed foundations, proposed plans, propose section, proposed steelwork frame, which have all been received on 17th April 2025. __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: DoI Highway Drainage - Objection does not relate to material planning considerations DoI Flood Risk Management Division - No objection subject to conditions which have been applied __
Officer’s Report
1.0 THE SITE 1.1 The site is Croit Shellee, Clenagh Road, Sandygate, a detached house located to the west of Clenagh Road.
1.2 The site and the track leading to it are demarcated with trees.
1.3 The house consists of a main dwellinghouse, a detached double garage, and hard standing around them.
2.0 THE PROPOSAL 2.1 The proposed work is the erection of a detached garage and workshop. The building is a single-storey, pitched-roof steel structure with three garage doors, two entrance doors, and rooflights. It is approx. 3.2m high, 7m wide and 14m long.
3.0 PLANNING HISTORY 3.1 Reserved Matters application to renovate and extend existing building to form a dwelling with landscaping was APPROVED under PA 08/00626/REM.
3.2 Erection of detached garage / utility was APPROVED under PA 08/02236/B.
4.0 PLANNING POLICY Site Specific 4.1 The site is not within any area designated for development, meaning it is considered part of the countryside.
Strategic Policy 4.2 The Isle of Man Strategic Plan 2016 (IOMSP) contains the following policies that are considered materially relevant to the assessment of this current planning application: o General Policy 2 (b) (c) (g) o General Policy 3
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25/90375/B
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o Environment Policy 1
4.3 The Isle of Man Strategic Plan has no assumption in favour of new development. In decision-making, approval should usually not be granted where a planning application conflicts with the Plan.
PPS and NPD 4.4 No planning policy statement or national policy directive is considered materially relevant to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 The Residential Design Guide (July 2021) contains the following guidance that are considered materially relevant to the assessment of this current planning application: o Chapter 5 Architectural Details o Chapter 7 Impact on Neighbouring Properties
6.0 REPRESENTATIONS This section is a summary. The original texts of the consultations and comments received are available on the Planning Application Search on the government website. 6.1 Jurby Parish Commissioners have not commented at the time of this report (17.04.2025).
6.2 DoI Highway Drainage writes in (20.05.2025) to inform the applicant that no surface water should be discharged onto a public highway.
6.3 DEFA Forestry wrote in (13.06.2025) requesting a condition to confirm that no tree removal is to be approved as part of the application.
7.0 ASSESSMENT Elements of Assessments 7.1 The primary considerations are the impact of the proposal on: o principle of the proposal o character and streetscene of the area o amenities of the neighbouring properties
7.2 While the proposal does not comply with General Policy 3, it is considered to be within proximity of the existing house. The proposed building is also considered to be incidental to the enjoyment of the house. Therefore, the proposal is considered acceptable as a development in the countryside.
7.3 The building is of a practical appearance, which is unusual given its domestic function and proximity to the house. However, it is typical for an agricultural building, which is part of the countryside setting. Therefore, the proposal is considered unlikely to harm the character of the countryside.
7.4 There is no neighbouring property within 20m of the proposed building, so there is no impact on neighbouring amenities.
8.0 CONCLUSION 8.1 The proposal does not harm the character and streetscene of the area nor neighbouring amenities. Therefore, it is considered to comply with General Policy 2 and Environment Policy 1 of the Strategic Plan and the Residential Design Guide and is recommended for an approval.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
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25/90375/B
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9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal. __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted
Date: 21.07.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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