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25/90498/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90498/B Applicant : Mr And Mrs Andy Morgan Proposal : Erection of detached garage Site Address : Thal'Loo Glass Nassau Road Dogmills Ramsey Isle Of Man IM7 4AQ
Senior Planning Officer: Mrs Louise Phillips Photo Taken :
Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 02.12.2025 __
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. No site works or clearance shall be commenced until a Tree Protection Plan demonstrating how the remaining Root Protection Area of the Sycamore to the immediate south of the building hereby approved will be protected during construction has been submitted to and approved in writing by the Department. The Plan shall include information about the placement and specification of any fencing and/or ground protection to be used. Works shall take place in accordance with the approved details.
Reason: To secure the retention of the tree in the interests of the character and appearance of the area.
C 3. The materials used to construct and finish the building hereby approved shall be as specified on Drawing No SM25/632/1 unless alternative materials are otherwise submitted to and approved in writing by the Department.
Reason: In the interests of the character and appearance of the site and surrounding area.
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C 4. The building hereby approved shall be used for the parking of private cars only and shall not be used for the parking or repair or maintenance of commercial vehicles.
Reason: To safeguard the rural character of the area and in the interests of neighbouring residential amenity.
C 5. The building hereby approved shall not be used or occupied at any time other than for purposes incidental to the residential use of the dwelling known as Thal'loo Glass as identified on the approved plans and shall not be occupied as an independent dwelling unit.
Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.
N 1. The applicant should be aware that 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 proposed garage would be an acceptable form of development in the countryside in principle and it would cause no significant harm to the character and appearance of the countryside, to the living conditions of neighbouring residential occupiers or to the mature Sycamore tree to be retained. It would therefore comply with the relevant policies of the Development Plan.
Plans/Drawings/Information;
This approval relates to the following plans:
SM25/632/1 Working Drawing CDO/cc-25 Tree Assessment
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
o Highways Drainage, DOI: No objection subject to advice which has been given. o Bride Commissioners: No objection.
It is recommended that the owners/occupiers of the following properties should NOT be given the Right to Appeal:
o Ballabeg, Nassau Road, Dogmills, Ramsey, IM7 4AQ: No objection. __
Officer’s Report
1.0 THE SITE 1.1 The site is the 'L-shaped' curtilage of Thal'loo Glass, a residential property on the north side of Nassau Road. The dwelling is set well back from the road, at a higher level, and has a large front garden containing three mature Sycamore trees. There is an existing paved parking area adjacent to the house.
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25/90498/B
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2.0 THE PROPOSAL 2.1 The proposed development is a detached garage within the front garden of the dwelling, adjacent to the boundary with the neighbouring property to the east, "Port-E-Chee". It would measure approximately 6.2m wide x 10.4m deep x a maximum of 5.4m tall to the ridge of the pitched roof and be constructed with single skin blockwork walls. The applicant intends to keep four privately owned cars within it. 2.2 The garage would have a large, automatic rolling door facing towards the driveway (west), a door and window in the north elevation facing into a field behind the house and blank walls facing the road (south) and "Port-E-Chee" (east). The walls would be rendered to match those of the existing dwelling and the roof would be covered in natural slate. The south elevation would be approximately 4.5m from one of the mature Sycamore trees.
3.0 PLANNING POLICY
Site Specific 3.1 The application site is not within a designated Conservation Area and there are no Registered Buildings, Registered Trees or Registered Tree Areas in the vicinity. The site is not at risk of flooding. The Curragh Pharrick Area of Special Scientific Interest lies on the opposite side of Nassau Road, but this would not be affected by the proposed development.
1982 Development Plan 3.2 The site is within the countryside, in an area of high landscape or coastal value and scenic significance.
Isle of Man Strategic Plan 2016 3.3 Strategic Policy 2 and Spatial Policy 5 direct development away from the countryside except in specific defined circumstances; and General Policy 3 sets out the circumstances in which development will be permitted in the countryside. None specifically applies to the proposed development. 3.4 Strategic Policy 5 requires new development to make a positive contribution to the environment. 3.5 General Policy 2 provides various development management criteria, including those below which are relevant to this proposal. Development should: (b) respect the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) not affect adversely the character of the surrounding landscape or townscape; (f) incorporate where possible existing topography and landscape features, particularly trees and sod banks; (g) not affect adversely the amenity of local residents or the character of the locality; and (h) provide satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space. 3.6 Environment Policy 1 seeks to protect the countryside for its own sake. Thus development which would adversely affect the countryside will not usually be permitted. 3.7 Environment Policy 2 provides that landscape character is the most important consideration in Areas of High Landscape or Coastal Value and Scenic Significance. 3.8 Transport Policy 7/Appendix 7 require residential development to be provided with two parking spaces.
4.0 PLANNING HISTORY 4.1 The planning history for the site is not relevant to the present proposal.
5.0 REPRESENTATIONS 5.1 Forestry, Amenity & Lands, DEFA: The Tree Team objected to the proposal on 20 May 2025, on the basis that the construction was likely to impact upon trees to be retained, but no
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Arboricultural Impact Assessment was provided. Following the provision of a Tree Assessment some time later, the Team commented on 16 October 2025 that it no longer objects, subject to conditions.
"...due to the historical trench, excavated by the MUA, there will be little new impact to the retained sycamore shown on the site plan. This has been demonstrated by the test pits dug by Greenscene, of which the results can be seen in their submitted tree assessment.
The directorate would urge you to request a tree protection plan as a pre-commencement condition. This plan should demonstrate how the sycamore's remaining RPA can be protected from the construction traffic/over spill that will likely occur during development. This plan should contain any information about the placement and specification of any fencing used as well as the location and specification of any ground protection".
5.2 Highways Drainage, DOI (01/07/25): Advice provided. "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". 5.3 Bride Commissioners (16/6/25): No objection. 5.4 Owner/occupier of a neighbouring property at Ballabeg, Nassau Road, Dogmills, Ramsey, IM7 4AQ (21/05/25): No objection. "As neighbours of the property having the new garage added, we have no objections whatsoever". 5.5 The following organisations were consulted on 16 May 2025 but no comments have been received: o Highways Services o Manx Utilities Authority - Electricity
6.0 ASSESSMENT 6.1 The main issues are the principle of the proposed development in the countryside; its effect upon the character and appearance of the area; upon the living conditions of neighbouring occupiers; and upon the Sycamore to its immediate south.
Principle of the Development 6.2 There are no specific policies in the Development Plan which deal with garages or other outbuildings within residential curtilages, either in the countryside or built up areas. However, the Standing Orders for Planning Committee allow applications for "outbuildings within the existing curtilage of an existing building" to be determined under delegated powers, and these do not distinguish between outbuildings/curtilages in the countryside or in built up areas. Therefore, while the proposed development does not fall into the categories which General Policy 3 specifically identifies as being acceptable in the countryside, it is a type considered acceptable in principle subject to its impact overall.
Character and Appearance 6.3 The proposed garage would be large and it would be visible from Nassau Road, particularly because the site is on higher ground. However, the 'L-shape' of the plot means that the site frontage is almost double the width of the adjacent plots and, consequently, the proposed garage could be accommodated without appearing cramped. The design of the garage, with a pitched slate roof and rendered walls, would complement the appearance of both Thal'loo Glass and "Port-E-Chee". It would be seen in the context of these buildings to either side, as well as the line of other dwellings along this stretch of Nassau Road. The garage would be set back from the road and the mature trees within the front garden of the property would soften its appearance. Overall, it would neither look out of place nor appear unduly prominent. 6.4 Therefore, the proposed development would not be harmful to the character and appearance of the area or have any significant adverse effect upon the character of the
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surrounding countryside. It would comply with Strategic Policy 5; General Policy 2(b) & (c); Environment Policy 1; and Environment Policy 2 of the Strategic Plan.
Living Conditions 6.5 The proposed garage would be some distance away from the neighbouring properties, "Ballabeg" to the north and "Sequoia" to the west. The living conditions of the occupiers would not be affected and, indeed, the occupiers of "Ballabeg" have confirmed that they have no objections to the proposal. 6.6 The garage would be very close to the boundary with "Port-E-Chee" to the east and it would be on higher ground, making it appear quite tall. However, it would not be so close to the house itself as to be overbearing, and the part of the garden most likely to be overshadowed in the late afternoon/evening is driveway space. 6.7 Consequently, while the garage would certainly be obvious to residents of "Port-E- Chee", particularly in the garden, it would not be unduly detrimental to their living conditions in respect of either outlook or loss of light. It should also be noted that the applicant is the present owner of "Port-E-Chee" and so any future occupiers would be aware of the proximity of the garage to the boundary. Therefore, the proposed development would comply with General Policy 2(g) of the Strategic Plan.
Trees 6.8 Given its proximity, the construction of the proposed garage has the potential to impact upon the mature Sycamore to its immediate south. It is the applicant's intention that this tree should be retained and, together with the other trees on the site, it does contribute to the character and appearance of the area. It would also provide some screening of the garage when viewed from the road. 6.9 Following an initial objection from the Trees Team, the applicant has provided a Tree Assessment which found that the proposed development has "minimal potential for disturbance and compaction to the tree; and that extra safeguarding could be managed through appropriate tree protection measures". The Trees Team is satisfied with this conclusion, which seems sound based on the information in the Assessment, subject to a condition to secure a Tree Protection Plan for the construction phase. This is recommended as Condition 2 above. 6.10 On this basis, the proposed development would not put the relevant Sycamore at undue risk and so it would comply with General Policy 2(f) of the Strategic Plan.
Other Issues 6.11 In light of the size of the proposed garage, further information was sought about its intended use. As stated above, the applicant wishes to put four cars in it and these were present on the driveway at the time of my site visit. The applicant explained that he did not seek to use it as separate residential accommodation and, in this respect, his submission of 8 July confirms that it would be constructed with single skin blockwork walls. It would therefore seem reasonable to attach conditions to manage the use of the garage into the future.
7.0 CONCLUSION 7.1 For the reasons given above, the proposed garage would be an acceptable form of development in the countryside in principle and it would cause no significant harm to the character and appearance of the countryside, to the living conditions of neighbouring residential occupiers or to the mature Sycamore to be retained. It would therefore comply with the relevant policies of the Development Plan and is recommended for approval accordingly.
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);
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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. 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.
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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 : Permitted
Date: 03.12.2025
Determining Officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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