12 August 2025 · Delegated - Principal Planner
Ballaradcliffe House, Kiondroghad Road, Andreas, Isle Of Man, IM7 3el
The application sought permission for a detached garage at the residential property Ballaradcliffe House. The garage is designed to be subordinate in scale, visually contained within the site, and appropriately sited to serve the main dwelling.
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The proposed detached garage is considered acceptable in principle and design, in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.
General Policy 2
Requires development to respect amenity, character, and highway safety. The garage was assessed as not harming neighbouring amenity (GP2(g)) or highway safety, with high-quality design respecting the site's character.
Strategic Policy 1
Requires efficient use of land. The proposal was found to make efficient use of land within the residential curtilage.
Strategic Policy 2 - Priority for new development to identified towns and villages
Supports development in residential zoning. The site is in residential zoning, aligning with this policy.
Spatial Policy 5
Requires high standard of design respecting character and setting. The garage demonstrates this through its subordinate scale and visual containment.
Environment Policy 42
Protects character and setting of dwellings and localities. The design respects the character of Ballaradcliffe House and its locality.
Transport Policy 4
Concerns highway safety. No harm to highway safety was identified.
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.
Materials approval
No above-ground development shall commence until details of all external materials and finishes to be used in the construction of the garage, including roofing, cladding, window and door treatments, have been submitted to and approved in writing by the Department. The development shall thereafter be carried out strictly in accordance with the approved details and retained as such. Reason: To ensure the use of high-quality materials that respect the character of Ballaradcliffe House and its setting, in accordance with General Policy 2 and Strategic Policy 5 of the Isle of Man Strategic Plan 2016.
Use restriction
The garage hereby approved shall only be used for the parking of vehicles and for purposes incidental to the enjoyment of the main dwelling, Ballaradcliffe House. It shall not be used as separate living accommodation or subdivided internally. The internal layout shall remain as shown on the submitted Drawing No. 05 Rev P02, received 3 April 2025, and shall be retained as such thereafter. No kitchen or bathroom facilities shall be installed in the building, and no internal walls shall be erected to subdivide the internal space. Reason: To ensure proper control of the development and to reflect the basis on which the application has been assessed, in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.
An individual resident objects to the proposed detached garage at Ballaradcliffe, Andreas, citing it is out of scale with the existing house and fails to respect the site's historic character despite de-registration.
Key concern: proposed garage totally out of scale with existing house
Individual resident (2 Glen View, South Cape, Laxey)
Objectionthe proposed garage appears to be totally out of scale with the existing house and substantially greater in size than the outbuildings that it replaces; development in its grounds should be proportional to its size; Isle of Man Strategic Plan 2016 General Policy 2 (b) and (c) are still applicable as are the principles behind Environment Policy 42 specifically with regard to 1 --taking into account form scale and materials and Iv respecting local styles
