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25/90374/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90374/B Applicant : Mr Charles Whipp Proposal : Replacement of existing barn with two-storey garage with ancillary living space and storage Site Address : Ballig Farm Glen Mona Loop Road Glen Mona Ramsey Isle Of Man IM7 1HG
Planning Officer: Hamish Laird Photo Taken : 13.05.2025 Site Visit : 13.05.2025 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Refused Date of Recommendation: 21.05.2025 __
Reasons for Refusal
R : Reasons for Refusal O : Notes attached to reasons
R 1. The principle of development for the proposal is unacceptable because it would result in the erection of a new 2-storey, structure, which would be out of scale, character and keeping with the countryside location of the site and its surroundings. In this case, the outbuilding is read as an extension to the dwelling given the ancillary living accommodation it would provide. As a general rule Policy H15 of the Isle of Man Strategic Plan 2016, permits up to 50% increase in floor space for rural extensions applies. The new 2-storey, structure would have an approximate footprint of 192.37m2 and a combined floor-space area of 245.38m2, when compared to the 66.66m2 of the existing single storey barn. This would amount to 288.5% as a percentage of the footprint of the outbuilding to be demolished and, 368.1% as a percentage of that buildings floor-space. Therefore, the proposal would result in an excessive form of development would out of scale for the site and its rural surroundings, which would be contrary to the provisions of Strategic Policy ST2; Spatial Policy SP5; General Policy GP2 b) and c); General Policy GP3 a), b) and c); and Housing Policies H15 and H16 in the Isle of Man Strategic Plan 2016.
R 2. The site is located in the open countryside and in an area of High Landscape Value and Scenic Significance and, is located in the "D1 Ballajora and Ballaglass" Landscape Character Area as outlined in the Isle of Man Landscape Character Assessment - January 2008. The proposed development is unacceptable because it would result in the erection of a new 2- storey, structure, which would be out of scale, character and keeping with this countryside location and its surroundings. This would be contrary to the provisions of Environment Policy ENV1 which seeks to protect the countryside for its own sake; and, Environment Policy ENV 2 which indicates that such development will not be permitted where:
"(a) the development would not harm the character and quality of the landscape; or
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(b) the location for the development is essential."
R 3. The size, scale and level of accommodation of the proposed new structure, which is for a 4-car garage; a wood/general store; a separate Home Office and Sun Room to the rear with shared access to a WC; and first floor games room/bedroom and en-suite bathroom is excessive for an ancillary outbuilding serving a recently erected dwelling in the countryside. A kitchen and other facilities could easily be introduced post development. DEFA Planning would have no control over the introduction of any internal additions or alterations. The proposal is, therefore, tantamount to the creation of a separate dwelling in the open countryside where planning policies advise that such a development would be unacceptable. This would be contrary to the provisions of Strategic Policy 2; Spatial Policy 5; General Policy 2 b) and c); General Policy 3 a), b) and c); and Housing Policy 11 in the Isle of Man Strategic Plan 2016. __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
Garff Commissioners - No objection. Department of Infrastructure Highways Services - No objection. DoI Highways Drainage - No objection. DEFA Ecosystems Policy Team - Comments only which were discounted because the demolition of the existing barn does not constitute development. __
Officer’s Report
1.0 SITE
1.1 The proposal site is the curtilage of an attractive detached semi-traditionally designed two-storey dwelling in the countryside, west from the Glen Mona Loop Road via a private access lane, towards the A2 main highway and the MER rail line. The site is surrounded by open agricultural fields, some small strips of woodland and small watercourses. At over 100 metres to the south of the red line boundary lies the curtilage of Ballellin Farm, Holly Trees lies to the East and Maynrys to the North East, both dwellings are approximately 130 metres from the existing site dwelling at Ballig Farm.
1.2 The site is visible from the A2 where the fields slope downwards and overlook the small raised area of land on which the site sits. The current site dwelling is surrounded by 4 outbuildings to the south and west. The application proposes the demolition of an existing white-washed, stone built, single storey outbuilding under a corrugated profiled sheeting roof. It is used for storage of garden equipment, cycles, etc. and as a log store. The dwelling on site has been rebuilt (See PA11/01007/B). There is no garage serving the property. The proposed area of the site for the development lies on sloping ground being approx. 2.13m higher to the north than the south in the area where the new structure is proposed to be located.
2.0 PROPOSAL
2.1 Proposed is the replacement of existing barn with two-storey garage with ancillary living space and storage. This involves the demolition and removal of the existing extension and alterations to the existing dwelling to provide additional living space and garages. The existing structure measures approx. between 3.5m and 4.0m high to the ridge; 2.0m - 2.5m to the eaves x 5.05m wide and 13.2m long. This equates to an approximate floor-space of 66.66m2.
2.2 The new structure would provide the following accommodation:
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Ground floor: A 4-car garage served by 2 No. roller shutter doors; a wood/general store - all accessed from the north side facing the host dwelling. A separate Home Office and Sun Room to the rear with shared access to a WC; First floor: A games room/bedroom and en suite bathroom containing a bath, wash hand basin and shower.
2.3 The new structure would measure approx. 17.1m long x 11.25m wide x 5.225m high to the ridge. This equates to an approximate footprint of 192.37m2. When added to the first floor roof space games room/bedroom and bathroom which would measure 17.1m long x a usable 3.1m wide at head height = 53.01m2, this would provide a combined floor-space area of 245.38m2.
2.4 The front eaves height (garage side) would be approx. 2.3m; with a rear eaves height of approx. 2.9m above relative ground level. This takes into account the sloping nature of the site where the new structure is proposed to be located.
2.5 The new two-storey garage with ancillary living space and storage would be constructed from Manx stone for the gable end walls with vertical timber dressed/planed natural untreated cedar or larch timber cladding for the rear (south) elevation wall and north elevation wall. The cladding would be set between oak frame posts to reflect the ground floor element attached to the dwelling. Wood effect roller shutter doors would be employed. The structure would be roofed using dark blue/grey natural slates. An array of 13 No. solar PV Panels would be placed on the south facing roof slope along with 12 No. Velux roof-lights - seven over the rear office/sunroom and 6 over the games room/bedroom and en suite bathroom.
2.6 No structural survey of the existing barn to be demolished is submitted.
3.0 PLANNING HISTORY 3.1 11/01007/B - Erection of a replacement dwelling - PERMITTED. This application was for the replacement of a traditional Manx farmhouse with the current dwelling. The replacement (current) dwelling was regarded as a sympathetic replacement with traditional features, and was not excessively larger than the previous.
3.2 12/00153/B - Widening of existing driveway - PERMITTED.
3.3 12/01259/B - Erection of a replacement outbuilding to provide garaging and additional ancillary accommodation - PERMITTED. This structure was not erected and the permission subsequently lapsed.
3.4 18/01037/B - Extension and alteration to dwelling to provide additional living accommodation - Withdrawn - 16.11.2018.
4.0 PLANNING POLICY
4.1 The site lies within an area of Woodland within a wider area of High Landscape Value and Scenic Significance on the Town and Country Planning (Development Plan) Order 1982.
4.2 The site is located in a visually sensitive area. The Isle of Man Landscape Character Assessment - 2008, advises the following:
"D1 BALLAJORA AND BALLAGLASS
Key Characteristics o A tranquil, rural landscape of predominantly arable fields.
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o Scattered settlement consisting of small, isolated farmsteads and hamlets, but also with several clusters of housing (e.g. at Port Lawaigue, Ballajora etc.) o Topography slopes upwards to the west, to meet the base of the Uplands and falls (quite steeply in places) towards the sea to the east. o Relatively steep and incised paths of Ballaglass Glen and the southern section of Glen Mona dissect the area. o Distinct, relatively small-scale, irregular field pattern but with medium-scale, more regular fields in northern part of area. o Field boundaries generally delineated by low, mature Manx hedgerows, with occasional single mature trees visible. o Several large patches of mixed semi-natural woodland (containing many mature oak, beech, larch and pine trees) provide a strong sense of enclosure within Ballaglass Glen. o Network of minor rural roads, which are characteristically single track, sometimes sunken and crossed by fords. o Dramatic, dominant rising uplands to the west, provide a strong sense of enclosure in parts. o Generally strong sense of tranquillity, but much diminished in vicinity of Dreemskerry Quarry and Dhoon Quarry. o B19 and A15 Roads. o Manx Electric Railway.
Overall Character Description Situated to the south of Ramsey and east of the Northern Uplands, the topography of this character area varies greatly. To the west, the landscape slopes gradually upward to meet the base of the Uplands, whilst further to the east, topography falls (quite steeply in places) towards the sea. The relatively steep and incised paths of Ballaglass Glen and the southern section of Glen Mona (which converge within the area and flow eastwards to join the sea at Port Cornaa) dissect the area. A distinct and recognisable, relatively small-scale, irregular field pattern of predominantly arable fields covers the area. Field boundaries are generally delineated by low, mature Manx hedgerows, which are predominantly intact, with occasional single mature trees visible. In places, visually intrusive silver corrugated roofs of agricultural buildings associated with small farmsteads contrast with the surrounding generally muted landscape.
The corridor of Ballaglass Glen (a Manx National Glen) is lined along most of its length by mature vegetation. Within the lower part of the glen, several large patches of semi-natural woodland (containing many mature oak, beech, larch and pine trees) provide a strong sense of enclosure and delineate the path of the glen as a distinctive landscape feature within views from adjacent character areas. This relatively short coastal glen was once the centre of an important corn mill and contains several traditional stone buildings, which were erected by the Great Mona Mining Company, which operated (from 1854).
The area is accessed via the A15 main road corridor, which leads westwards to the Uplands, and eastwards towards Maughold Head. A network of minor rural roads, which are characteristically single track, sometimes sunken and crossed by fords) provide further access to landscape within the area. These road corridors are often lined with mature deciduous vegetation. The Manx Electric Railway, with its distinctive overhead electric lines crosses the area and contributes to a strongly recognisable sense of place and in places, draws the eye towards the dramatic coastline to the east. Settlement pattern is generally scattered, predominantly consisting of small, isolated farmsteads and hamlets. The dramatic, dominant rising uplands to the west, provide a strong sense of enclosure in parts, whilst open views of the open sea and wide skyline can be gained to the east. There is generally a strong sense of tranquillity throughout the character area, particularly within Ballaglass Glen, where the sound of water cascading, trickling and rushing down the River Cornaa, evokes a strong recognisable sense of place.
Key Views
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o Panoramic views to dramatic backdrop of rising uplands to the west; o Panoramic, open views towards the sea, which is visible as a skyline feature to the east; o Enclosed and channelled views along the corridors of Ballaglass Glen and Glen Mona.
Historic Features o Long Cairn - Cashtal yn Ard. o Burial Ground - Ruillick ny Quakeryn. o Stone buildings and other ruins associated with the Great Mona Mining Company.
Ecological Features o Mature semi-natural woodland within Ballaglass Glen. o Mature hedgerow network. o Mature deciduous vegetation lining road corridors. o Riparian and aquatic habitats.
Evaluation of Inherent Landscape Sensitivities o Distinct, relatively small-scale, irregular field pattern. o Areas of fragmented semi-natural woodland. o Minor single track sunken rural roads, with fords. to Scattered settlement pattern of isolated farms and hamlets. o Sites of archaeological importance. o Strong sense of tranquillity. o Ecological value of the aquatic ecosystem with riparian habitats. o Manx Electric Railway and its halts.
Landscape Strategy The overall strategy is to conserve and enhance the character, quality and distinctiveness of this area with its tranquil, relatively sparsely settled nature, its distinctive field patterns, its rural road network, its numerous areas of fragmented woodland and the setting of the various archaeological and historic features within the area. Land Management Guidelines o Conserve and enhance field patterns through replanting of gaps in hedges and repairing collapsed Manx hedges and stone walls with appropriate local materials and species. o Soften the appearance of coniferous plantations by avoiding abrupt rectilinear boundaries and by the selective use of deciduous species along edges to help integrate plantations into the wider landscape. o Manage and expand fragmented deciduous woodland along lower valley floor and amongst field boundaries to develop habitat corridors and to help achieve a more unified woodland structure. o Conserve quality of riparian and aquatic habitats. o Sensitive design of any highway works, such as signage and road widening, which may impact on the predominantly rural character of the area. o Conserve sunken enclosed character of rural roads with high grassed Manx hedges and associated vegetation. o Conserve the character and setting of the Victorian Electric Railway and its halts. o Promote conservation and active management of Manx hedges, walls and roadside trees; particularly in vicinity of roads.
Landscape Planning Guidelines o Resist new development that would result in any diminution of the tranquil, rural character of the area, would adversely affect open views or does not respect the scale and character of the area. o Conserve the scattered nature of the settlement pattern by clustering any new buildings around existing buildings and settlements. o Ensure any new development in the area respects the scale and character of the area and does not adversely affect open views. o Conserve the scattered nature of the settlement by locating new buildings in visually inconspicuous locations, and by clustering them around existing buildings and settlements.
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o Conserve vernacular character by undertaking built character appraisals to identify local densities, layouts, styles and materials that may be appropriate for new buildings and the spaces between these buildings. o Conserve features of cultural heritage and their setting. o Maintain an appropriately sized riparian corridor free of development. o Carefully consider the siting and design of any future mining activities to help ensure that their impacts on the tranquillity, remoteness and openness of the landscape are minimised. o Ensure restoration plans for mining sites are in keeping with the character of the landscape and encourage opportunities for habitat creation. o Consider opportunities for developing public footpath provision."
4.3 Of particular relevance to this application, given its location and nature, are the following policies contained within the Isle of Man Strategic Plan 2016.
4.4 General policy 2 (in part) indicates:
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
4.5 As the development is outside an area zoned for development, General Policy 3 is relevant: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage."
4.6 Environment Policies 1,2 and 3 shall also be taken into account due to the proposal's countryside location: Environment Policy 1 - "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
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Environment Policy 2 - "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential."
4.7 Housing Policies 15 and 16 are both taken into consideration for this proposal, due to its semi-traditional styling with non-traditional elements and the nature of the proposals.
Housing Policy 15 - "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."
Housing Policy 16 - "The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."
4.8 Planning Circular 3/91 "Guide to the design of residential development in the countryside" is materially relevant to this proposal. Policy 3 in particular:
"The shape of small and medium sized new dwellings should follow the size and pattern of traditional farmhouses. They should be rectangular in plan and simple in form. Extensions to existing buildings should maintain the character of the original form."
5.0 REPRESENTATIONS 5.1 Garff Commissioners - no comments had been received by the Report Drafting stage - 20/5/25.
5.2 DoI Highways Services (15/4/25) - Comments: "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking providing the proposals remain ancillary to the existing dwelling on the site via condition (for highway safety reasons)."
5.3 DoI Highways Drainage (8/5/25) - Comments: "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.
Recommendation: As there are no details of the sites access road the applicant must demonstrate compliance with the clause above."
5.4 DEFA Ecosystems Policy Team (6/5/25) - Comments:
"General Stance o More information requested
Detailed comments o The Ecosystem Policy Team strongly recommend that a preliminary assessment for roosting bats and nesting birds is undertaken on the barn by a suitably qualified ecological consultancy
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and a report detailing the findings, alongside appropriate avoidance and mitigation measures, be submitted to Planning prior to determination of this application.
Photos provided with the application show multiple potential entry points for bats and birds around the barn, which is made more suitable for bats due to its location adjacent to a broadleaved woodland river corridor.
o Preliminary assessments can be undertaken at any time throughout the year. However, if emergence/re-entry surveys to confirm bat roosting or bird nesting presence are required then there are seasonal requirements (they need to be undertaken in the summer). Bat surveys should be undertaken in accordance with the Bat Conservation Trust's Bat Surveys for Professional Ecologists - Good Practice Guidelines, 4th edition (2024).
Potential Conditions o Should this application be approved without this assessment, we recommend that conditions are secured for:
o No works to commence unless a preliminary assessment for roosting bats and birds, alongside any additional surveys recommended by these assessments, have been undertaken by a suitably qualified ecological consultancy and a report/s details the findings have been submitted to Planning and approved in writing. This must also be accompanied by an ecological mitigation plan which details how the recommendations within the preliminary assessments and any additional surveys are to be implemented on site.
Additional Information o Roosting bats and nesting birds are legally protected under the Wildlife Act 1990, and this includes protection from reckless action. Demolition without suitable checks for birds and bats would be considered reckless."
THIRD PARTY (NEIGHBOUR) REPRESENTATIONS
5.4 The occupant of 2 Glen View, South Cape, Laxey, IM4 7HY - writes with the following comments:
"Ballig Farm used to be a picturesque traditional farm group as viewed from the west particularly from the Manx Electric Railway and the A2 Laxey to Ramsey Road. It remains visible albeit in a much altered fashion both the original dwelling and the thrashing barn which contained original machinery seemingly having been replaced in the case of the house and demolished in the case of the thrashing barn. Views such as these are meant to be protected under Strategic Plan Transport Policy 3.
Proposed now is the demolition of the one original building left on the site to be replaced by a massive garage with home office, WC and sun lounge.
The proposal is totally out of scale for the site and the additional uses to which the building may be put ie office and sun lounge are not justified. If the office is needed why is this remaining farm building not converted to such a use. No structural survey is submitted but it appears to be a good state of repair.
While it is stated that PA/12/12569/B for a replacement outbuilding was not constructed, as it did involve demolition of an existing outbuilding as this appears to have been undertaken in whole or in part, it is debatable as to whether or not this earlier application could not still be implemented.
Whether or not these applications have been submitted and undertaken by the same applicant, in effect if the current application is approved they will amount, in effect, to total demolition by
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stealth of a traditional farming complex which would have been worthy of Registration by virtue of its complete traditional form. While this is clearly no longer possible, there is no justification for the demolition of the remaining stone outbuilding as proposed."
6.0 ASSESSMENT
6.1 In assessing this application, the key considerations are:
o The Principle of Development o Design and visual impact o Ecological Impact o Other Matters
6.2 The Principle of Development
6.2.1 The application proposes the demolition of an existing white-washed, stone built, single storey outbuilding under a corrugated profiled sheeting roof. It is used for storage of garden equipment, cycles, etc. and as a log store. The dwelling on site has been rebuilt (See PA11/01007/B). There is no garage serving the property. A previously approved application PA12/01259/B for the erection of a replacement outbuilding to provide garaging and additional ancillary accommodation was permitted on 13th November, 2012. It was proposed to be sited between the dwelling and the outbuilding subject of this current application. However, the structure was not erected and the permission subsequently lapsed.
6.2.2 The proposed structure would fall outside the limitations of Class 17 of the Town and Country Planning (Permitted Development) Order 2019, and requires planning approval. The existing outbuilding is reflective of the previous agricultural use of the site. It is not a Registered Building, and the site does not lie within any Conservation Area. Whilst it has merit in that it is an historic structure in terms of its past connection to agriculture; and, the whitewashed, stone walls are substantial, its roof structure, including the roof timbers and roof covering are relatively modern and it is considered that it would not meet the criteria for the existing structure to become a Registered Building. It could be demolished without recourse to DEFA Planning because demolition is not classed as operational development.
6.2.3 It is noted that the new structure would have an approximate footprint of 192.37m2 compared to the 66.66m2 of the existing barn and a combined floor-space area of 245.38m2.
6.2.4 The differences between the existing barn and the new two-storey garage with ancillary living space and storage above are as follows:
Existing barn (single storey) Length = 13.2m Width = 5.05m Height to eaves = 2.0m - 2.5m Height to ridge = 3.5 - 4.0m Footprint/floor-space = 66.66m2
Proposed replacement two-storey garage with ancillary living space and storage Length = 17.1m Width = 11.25m Height to eaves = 2.0m - 2.5m Height to ridge = 5.225m Footprint/ground floor floor-space = 192.37m2 First floor floor-space = 53.01m2 Combined floor-space area of 245.38m2
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As a percentage the footprint increase amounts to: 288.5% As a percentage the floor-space increase amounts to: 368.1%
6.2.5 The previously approved (unimplemented) approval (PA12/01259/B) for "the erection of a replacement outbuilding to provide garaging and additional ancillary accommodation", involved the erection of a single storey, Manx stone structure under a natural slate roof providing a single car garage; office; and, a covered store area at ground level, with an internally accessed mezzanine floor area at first floor level. It measured approx. 14.35m long x 6.5m wide x 3.3m high to the eaves and 4.5m high to the ridge. It would have been partially cut into the existing ground level. The gross external floor area/footprint amounted to approx. 93.27m2. The mezzanine floor area measures approx. 6.25m x 5.0m = 31.25m2 of practical usable space. Total floor-space provision = 124.52m2. This proposal did not involve the demolition of the existing barn or any other structure on the site.
As a percentage of the currently proposed PA25/90374/B structure, the footprint increase amounts to: 206.25%. As a percentage of the currently proposed PA25/90374/B structure, the floor-space increase amounts to: 197%.
6.2.6 The existing dwelling was accepted as a replacement for the original farmhouse on the site (See PA11/01007/B), and was regarded as a sympathetic replacement with traditional features, which was not excessively larger than the previous dwelling. Furthermore, the (unimplemented) approval (PA12/01259/B) for "the erection of a replacement outbuilding to provide garaging and additional ancillary accommodation", with a gross external floor area/footprint of approx. 93.27m2; and, total floor-space provision of 124.52m2 was accepted as an additional structure on the site in terms of siting, scale design, appearance and use as an ancillary structure serving the host (replacement) dwelling.
6.2.7 There is no particular Policy in the IoMSP 2016, relating to the provision of outbuildings and ancillary structures in the curtilage of dwellings in the countryside. With this in mind, it is considered that the provisions of Housing Policy 16 apply. This restricts the extension of non- traditional dwellings where this would increase the impact of the building as viewed by the public - the site is readily visible from the A2 to the west across the tram tracks, albeit this is a distant view. It is not visible from the Loop Road being screened by existing vegetation and topography.
6.2.8 It is considered that the provisions of Housing Policy 15 apply, regardless of the appearance of the outbuilding which here is being viewed as an extension to the dwelling because of the level of accommodation proposed. A general rule permitting up to 50% increase in floor space for rural extensions applies (outlined in HP15). In this case, the total footprint of the outbuilding serving the host dwelling would as a percentage of the footprint of the outbuilding to be demolished amount to 288.5%; and, as a percentage the floor-space of the outbuilding to be demolished amount to: 368.1%. This is greatly in excess of the PA12/01259/B proposal with a gross external floor area/footprint of approx. 93.27m2; and, total floor-space provision of 124.52m2, which would represent a 206.25% increase in footprint, and 197% floor-space increase compared to the currently proposed PA25/90374/B structure.
6.2.9 The proposal would therefore substantially exceed this threshold. In principle, whilst there is no hard and fast rule preventing extensions to properties in the countryside, the size of this proposed outbuilding in an area not zoned for development is unacceptable and runs counter to the advice contained in policies HP15 and HP16.
Design and visual impact
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6.2.10 With regard to the design of the proposed replacement two-storey structure, this would not reflect that of the current barn on the site, albeit in terms of its proposed siting, this would be on the footprint of the existing barn. However, the size, scale and bulk of the new structure compared with the traditional barn which it is proposed to replace; and, when compared with the previously approved PA12/01259/B proposal, is considered to be excessive in this rural location. Whilst views of the site and surroundings are limited it would represent a large oversized structure which would be poorly related to its surroundings and as such it would be contrary to the provisions of Policies GEN2 b) and c); GEN3 c). Whilst the site represents previously developed land the proposed development would fail to reduce the impact of the current situation on the landscape or the wider environment; and the development proposed would fail to result in improvements to the landscape or wider environment (GEN3 c). This leads on to the consideration that the proposed development would fail to accord with the provisions of Policy ENV1 which requires the countryside and its ecology to be protected for its own sake; and, where development which would adversely affect the countryside should not be permitted unless there is an over-riding national need in land use planning terms. Here no such need has been identified (no structural survey of the existing barn has been provided) and the proposed development does not outweigh the requirement to protect these areas. Here, as demonstrated before with the approval of the PA12/01259/B proposal for the "Erection of a replacement outbuilding to provide garaging and additional ancillary accommodation", there is clearly a reasonable and acceptable alternative. As submitted, the property would no longer nestle into the landscape if the proposal replacement structure was built. In this respect the proposal would fail to comply with the provisions of Policies GEN2 b) and c); GEN3 c); H16; ENV2 or ENV1 in the IoMSP 2016.
Ecological Impact 6.2.11 Given the consideration outlined in Paragraph 6.2.2 that the existing barn could be demolished without recourse to DEFA Planning because demolition is not classed as operational development; and, notwithstanding the comments received from the DEFA Ecosystems Policy Team, the submission of a Bat Survey of the structure prior to demolition to clarify the presence or not of Bats, cannot reasonably be sought as planning approval to demolish the building is not required. In the event of any approval being granted, an informative outlining the applicants obligations in respect of the provisions of the Wildlife Act 1990 would be added as this is the relevant legislation in respect of the protection of Bats, and their known roosts and habitats, and whether they may be present within the building.
Other Matters 6.2.12 The size and scale of the proposed new 2-storey, structure is considered to be excessive. It is proposed as an ancillary building and would have an approximate footprint of 192.37m2; and, a combined floor-space area of 245.38m2, when compared to the 66.66m2 of the existing barn. In terms of the level of accommodation it would offer, this would comprise a 4-car garage; a wood/general store; a separate Home Office and Sun Room to the rear with shared access to a WC; and first floor games room/bedroom and en-suite bathroom. Should the building be constructed, post development a kitchen could be added without recourse to DEFA Planning. It is considered that the proposal would be tantamount to the creation of a separate dwelling in the open countryside where planning policies advise that such a development would be unacceptable. This would be contrary to the provisions of Strategic Policy 2; Spatial Policy 5; General Policy 2 b) and c); General Policy 3 a), b) and c); and Housing Policy 11 in the Isle of Man Strategic Plan 2016.
7.0 CONCLUSION
7.1 Overall, it is considered that the proposal fails to meet the requirements of most of the aforementioned policies in the Isle of Man Strategic Plan 2016, and would have a harmful impact on the character of the site and its rural surroundings in a sensitive and protected landscaper setting, and is unacceptable for this reason. As indicated in the comments received from the third party writing in on the application: "Proposed now is the demolition of the one
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original building left on the site to be replaced by a massive garage with home office, WC and sun lounge. The proposal is totally out of scale for the site and the additional uses to which the building may be put ie office and sun lounge are not justified. If the office is needed why is this remaining farm building not converted to such a use. No structural survey is submitted but it appears to be a good state of repair".
7.2 The application is recommended for refusal.
8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
8.1 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).
8.2 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.
8.3 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.
8.4 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.
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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 : Refused Date: 28.05.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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