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PLANNING & BUILDING CONTROL RECEIVED ON 09 JUL 2025 DEPT OF ENVIRONMENT H30 AND ACHIEVEMENT
Kinrade Associates Limited, "Stella Maris", Mountain Road, Ramsey, Isle of Man, IM8 2JJ.
Ms. Louise Phillips, Senior Planning Officer, Department of Environment, Food and Agriculture, Planning and Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man.
8th July 2025.
Dear Madam,
Re: P.A.no.25/90498/B : Proposed detached Garage at Thal’loo Glass, Nassau Road, Dog Mills, Bride for
Thank you for your e-mail of 2nd July 2025 regarding the above mentioned proposed detached Garage to be erected at Thal’loo Glass, Nassau Road, Dog Mills, Bride.
I have tried to contact the Tree Officer and have been advised by his Office that he is on holiday until 9th July 2025 but will return on that date. I have left two messages on his voice mail and sent an e-mail asking if he would be good enough to contact me on his return to the Office. I note in his comments of 21st May 2025 that he says no registered trees would be impacted but he suggests that there are a number of large trees and it is likely that construction would have an impact upon the retained trees. He has also commented that whilst the Applicant notes there are no changes in levels it appears that a fairly deep dig is required to install strip foundations.
There are a number of trees on site but the reality is that only one tree could possibly be affected by the proposed works, not a number of trees as suggested. Whilst strip foundations have been indicated on my submitted drawing, the ground levels do not change and this is clearly shown on each Elevation. The tree is 4.500 metres from the proposed garage at its’ nearest point and the branch spread does not encroach on the site of the build. The fairly deep dig referred to is shown as being in the region of 600mm – 850m average from ground level to the base of new concrete foundations.
The Tree Officer has not commented on location or depth of tree root systems for this particular type of tree but, we would be happy to revise the type of foundation required in the immediate vicinity of the tree to either a trench fill concrete foundation system to ensure there was no deep dig or even a system where foundations to the south east elevation could be lintolled above any root system to save interference.
The Tree Officer has suggested that an Arboricultural Impact Assessment be carried out and my clients would be happy to have this work done to prove that there would be no interference to the tree root system nor have any long term negative impact on the tree.
My clients do not wish to remove the tree and I understand that [redacted] did relay this fact to you at the time of your site visit.
With regard to the size of the proposed Garage, I also understand that [redacted] pointed out that he wishes to use the building to accommodate four vehicles which are all in his ownership. As you will be aware, most of the vehicles sit outside either on the drive or within the turning bay where the Garage would be constructed and the location for the new Garage would be convenient for access to the main dwelling, not involve the loss of any tended garden areas, is set behind the trees on this side of the site thus lessening any perceived visual impact from Nassau Road and is set well away from the Road itself. The proposed Garage would not involve the loss of any other car parking spaces on the opposite side of the drive.
We do not consider the size of the Garage to be too large, especially for the use to which my client intends the building to be put.
We have enclosed some examples of other Garage/Store buildings in the immediate neighbourhood to give an idea of the size and style of similar structures either in existence or in the course of being constructed.
I have attached an aerial photograph (SHEET NO.1) showing Thal’loo Glass in relation to “Grand View” which abuts the main Bride Road (A10) together with a photocopy drawing showing a garage extension (SHEET NO.2) approved by the Planning Committee on 25th July 2023. The photocopy drawing shows an existing flat roofed Garage 10.675 metres wide x 11.050 metres deep, considerably larger than our proposed garage. An extension some 10.000 metres wide x 11.050 metres deep was proposed and this application was approved by the Planning Committee under P.A.no.23/00551/B. The Planning Officer, Mr.Peiran Shen, recommended approval suggesting that the extended residential curtilage is extremely small and reasonably affected by the usage of the house and the proposed garage is for the enjoyment of the house and does not have a negative impact on the character of the area or neighbouring amenities.
The existing Garage at “Grand View” together with the extension, which is now under construction, has a 20.675 metre frontage with an 11.050 metre depth, immediately abuts the main A10 carriageway and is finished with a flat roof structure.
Two other properties in the immediate vicinity at “Sea View” and “Antigua” also have large Garage/Store buildings and three colour photographs have been attached showing the buildings erected on each site. The relationship of these properties to Thal’loo Glass is shown on the Location Plan included on my submitted drawing number SM25/632/1. Both of these properties abut the main Bride Road (A10) on the Ramsey side of Dog Mills.
The photograph (SHEET NO.3) showing the Garage/Store building at “Sea View” indicates an industrial type of building with box profile olive green sheeting and a similar pitched box profile roof structure. This building is close to the main road as was approved under P.A.no.02/01503/B.
Accompanying photographs (SHEET NO.4 and SHEET NO.5) show the large agricultural style building at “Antigua” approved under P.A.no.97/01525/B is set further away from the main road but is still visible when passing the property in both directions. This is a much larger building than the one at “Sea View” but appears to be a corrugated sheet clad structure with a steel portal frame structure. This particular building would have a much larger footprint than our submitted planning application for Thal’loo Glass and is a considerably larger, more imposing structure than our proposal.
Although not in our immediate neighbourhood, I have included drawings (SHEET NO.6 and SHEET NO.7) showing another steel portal framed building clad with box profile steel sheeting set in a domestic location at “Starley Cottage” in Port Lewaigue, Maughold. This building was approved recently by the Planning Committee under P.A.no. 24/91292/B on 16th April 2025 with the scheme being recommended for approval by Mrs. Vanessa Porter, Planning Officer. This building is 14.000 metres long x 12.000 metres wide and more than double the size of our proposed garage. This is for domestic use only but does not reflect the style and materials in which the abutting residential property is constructed. This structure would be visible from the main road leading to Maughold Village.
The examples included mainly show structures much larger than our submitted proposal, two of which have recently been approved by the Planning Committee, with one being a flat roof structure (“Grand View”) having a footprint three and a half times larger than our proposal and the other at Port Lewaigue in Maugold, a highly scenic area, being designed along the lines of an agricultural building and having a footprint two and a half times larger than our proposal. Both of these garage blocks are set in a highly visible public locations.
It is also worth noting that the immediate neighbours to “Thal’loo Glass” at “Ballabeg” stated that they had no objections to my clients proposal by way of their correspondence dated 21st May 2025 and similarly the Bride Parish Commissioners had no objection to my clients proposal.
My clients were quite particular with all aspects of our submitted proposal, the size of building should be enough to accommodate two modern and two older vehicles, the structure must be finished to match the existing dwelling with blockwork, rendered and painted wall surfaces, a pitched, slated roof and coping details on each gable end wall to make sure that the detailing reflected the style of Thal’loo Glass. We would like to think that we have not taken any liberties with the size of the building and that it would complement the main dwelling with a sympathetic style. My clients also highlighted the fact that this was to be a building to be used for garage purposes only and used as incidental to the residential use of the site. The building as been shown as being constructed in single skin blockwork with piers to strengthen the side walls and block-on-flat gable walls to each end of the building. The building would utilise the existing drive and turning bay areas ensuring that no additional hard surfacing would be required on site.
We would be obliged if you could take the preceding comments into consideration in support of our planning application and will contact you further once we have discussed the requirements of the Tree Officer for safeguarding the existing tree to ensure that works, if approved, can be safely carried out.
In the meantime, should you have any queries regarding any of the enclosed information or, if you require further clarification on any items, please contact me on Ramsey , mobile or via e.mail a
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