30 July 2025 · Planning Committee
Ballavayre Farmhouse, Ballakilpheric Road, Colby, Isle Of Man, IM9 4bx
The proposal at Ballavayre Farmhouse on Ballakilpheric Road, Colby, involved a two-storey side extension with glazing and a shed dormer on the southwest elevation, a single-storey rear extension replacing the utility room, and a modest 54m² curtilage extension enclosed by post-and-wire fencing and native hedgerow plant…
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The proposed development was approved because it complies with Housing Policy 15, providing a modest and well-designed extension that respects the traditional form and character of the existing rural …
Housing Policy 15
Permits extensions to traditional countryside properties if they respect proportion, form, and appearance, with only exceptional approval over 50% floorspace increase. The officer assessed the proposal as modest, subservient, with floorspace well below 50%, using sympathetic materials like painted render.
General Policy 3
Presumes against countryside development outside zones but allows exceptions for extensions related to existing buildings without harming landscape. The curtilage extension was deemed proportionate and directly tied to building works, not fragmenting fields or suburbanising.
Environment Policy 1
Protects countryside character and ecology. The proposal integrates via screening, native planting, and rural fencing, with no visual intrusion from public views.
Environment Policy 14
Prevents loss of Classes 1-2 agricultural land. Only Class 3 land (54m²) affected minimally, reversibly, without impacting wider farmland viability.
Strategic Policy 4
Requires protection/enhancement of nature conservation and landscape. Native hedgerow planting enhances biodiversity and visual integration.
General Policy 2
General development considerations including design and amenities. Extensions use appropriate materials and scale, sympathetic to rural vernacular.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
No additional structures or enclosures in curtilage extension
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 free-standing buildings or structures; and no gate, fence, wall or other means of enclosure, shall be erected or altered within the extension to the curtilage of the dwelling hereby approved.
Materials approval
No above ground floor development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall be carried out strictly in accordance with the approved details and retained as such thereafter.
Native hedgerow planting
The native hedgerow planting (including Hawthorn, Blackthorn, and Fuchsia) shown on the approved plan (1724-2 Rev 1) shall be implemented in the first planting season following completion of the development. Any plants that die, are removed, or become seriously damaged or diseased within five years of planting shall be replaced in the next planting season with specimens of similar size and species.
Post and wire fence boundary
The boundary of the new curtilage extension adjoining the agricultural field shall be defined by a "post and wire" fence, and not by domestic-style fencing. This fence shall be completed prior to the occupation of the two-storey side extension on the southwest (side) elevation and this fence shall be permanently retained and maintained in this form thereafter.
Curtilage definition
The residential curtilage of Ballavayre Farmhouse, Ballakilpheric Road, Colby, shall be as defined by the red line boundary shown on approved drawing 1724-2 Rev 1. No part of the adjoining agricultural field outside this boundary shall be used as residential curtilage.
no objection
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