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25/90534/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90534/B Applicant : Ms Barbara Scott Proposal : Rendering of side and rear elevations and works to pathways Site Address : Hillside Main Road Ballaugh Isle Of Man IM7 5EB
Principal Planner: Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 30.06.2025 __
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. Prior to the commence of any development details/sample of the new coat finish to the front elevation to retain the existing stonework texture shall be submitted to in writing to the Department for approval and these approved details shall be fully adhered to and retained thereafter.
Reason: in the interest of the visual amenities of the existing traditional property.
C 3. For the avoidance of doubt the existing trees within the site shall be retained. In the event that trees become damaged or otherwise defective during such period, the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented. In the event that a tree dies or is wilfully removed without prior consent it shall be replaced as is reasonably practicable and, in any case, by not later than the end of the first available planting season, with trees of such size, species and in such number and positions as may be agreed with the Department.
Reason: To safeguard the appearance of the development and the surrounding area.
This application has been recommended for approval for the following reason. Overall, it is considered the proposals would comply with HP15 and would not adversely affect the countryside and therefore comply with EP 1 & 2 and Planning Circular 3/91.
Plans/Drawings/Information;
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This approval relates to the submitted documents and drawing all received on 29.05.2025. __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
Highway Services - No Objection __
Officer’s Report
1.0 SITE 1.1 The application site represents the residential curtilage of Hillside, Main Road, Ballaugh which is a traditional two storey Manx farmhouse styled dwelling located to the southern side of Main Road (A3) and to the east of Ballaugh Village.
2.0 PROPOSAL 2.1 This application seeks approval for the rendering of side and rear elevations and works to pathways.
2.2 In support of the application the applicants statement comments; "2.1 The property is suffering from considerable damp ingress. The applicants have sought professional advice from five different professional companies in respect of this and also sought pre- application advice from the Department. In addition, the applicants would prefer a consistent render application on each elevation rather than the current juxtaposition of the painted brickwork and lime washed/painted stonework."
2.2 The western gable is the most affected as it bears the brunt of the prevailing weather and has deteriorated quite quickly due to previous ivy growth which has been removed and has left a rough surface which in places has debonded from the slate underneath. The applicants have painted this gable twice with normal breathable masonry paint which has not resolved the issue and have been advised by Abbey, the damp specialists, that in their opinion, the rain is penetrating the wall and has soaked the whole gable end and is showing high damp readings on testing the internal walls in the upstairs bedroom, bathroom and downstairs dining room and kitchen. The wall in the bedroom feels damp to touch if there has been a few days of rain, the applicants now have a dehumidifier on permanently to reduce the damp in their bedroom. Abbey advised the only way to solve the problem was to use render to create a weather proof surface and use industrial dehumidifiers following this to pull the moisture through the walls before attempting to redecorate."
2.3 The applicants have also sought advice from engineers who have advised to alter the level of the surrounding pathways alongside the house and a range of repair and renewal work to fascias, flashings and the introduction of a Damp Proof Course and new concrete plinth at the base of the walls. The existing roof finish is also to be replaced with reclaimed slate to match the existing.
2.4 The proposal is therefore to render over the stonework with a stabilising solution and fibreglass scrim, render and silicone render finish. This final coat will be trowelled to a slightly textured finish. Works are also proposed around the house to create a paved pathway around the front and sides of the house and retaining the decked area alongside the western elevation.
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2.5 The advice from the planning office was that the front elevation should remain with its stone finish and this is to be recoated in an appropriate finish to help reduce damp ingress whilst retaining the stone texture with a white wash over."
3.0 DEPARTMENT POLICIES 3.1 The application site is designated as woodland and within an area designated as High Landscape or Coastal Value and Scenic Significance under the IOM Development Plan Order 1982. The site is not within a Conservation Area. The site is not within a Flood Risk Zone.
3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application:
3.3 Environmental 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."
3.4 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."
3.5 Housing Policy 15 states: "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)."
3.6 Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside
4.0 PLANNING HISTORY 4.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.
5.0 REPRESENTATIONS 5.1 Highway Services comment (30.05.2025): "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking."
5.2 Forestry (DEFA) comment (12.06.2025): "Thank you for consulting with us and we have now had an opportunity to make a cursory review of the proposal. and have the following comments.
There are no registered trees on site, but there are adjacent to the proposal but these will not be impacted and it would appear that the likely works would have little impact upon the retained trees.
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As such we have no objection at this juncture to this proposal in its current form.
If you were minded to approve this application we would ask for standard tree retention conditions to be applied."
6.0 ASSESSMENT 6.1 The main issues are the potential visual impact of the development upon the countryside/landscape and individual dwelling.
6.2 Currently, the dwelling is apparent from the Main Road, albeit mature landscaping along the roadside boundaries reduces the visual appearance of the property.
Traditional construct rubble stone walls with a lime wash finish 6.3 The existing dwelling is a two storey traditional style farmhouse style property with a traditional construct rubble stone walls with a lime wash finish to the main dwellinghouse and a section of the rear lean-to, with the remainder of the rear lean-to extension (later addition) finished in brickwork which is painted, slate roof throughout, vertically proportion windows and gable chimneys. The existing property is traditional in form and appearance and it is considered HP 15 requires consideration.
6.4 The main issue with the proposal is the change of the existing external finish with a smooth render, but with the front elevation having a stonework texture to match its current appearance. The proposal will result in a more consistent finishes compared to the existing finishes and given the limited appearance of the property it is considered the proposal would mainly go unnoticeable. Notwithstanding this the finishes proposed are traditional in nature and appearance and in keeping with the existing property.
6.5 The works to create a footpath around the property raise no concerns.
6.6 Due to these reasons; it is considered it would be difficult to argue that the proposal would adversely affect the countryside as per the requirements of Environment Policy 1 or would harm the character and quality of the landscape and therefore comply with Environment Policy 2. Furthermore, the works themselves are considered to respect the proportion, form and appearance of the existing property as required by Housing Policy 15.
7.0 CONCLUSION 7.1 Overall, it is considered the proposals would comply with HP15 and would not adversely affect the countryside and therefore comply with EP 1 & 2 and Planning Circular 3/91. It is recommended that the application be approved.
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.
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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.
8.5 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: 03.07.2025
Determining Officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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