24 January 2024 · Head of Development Management (Stephen Butler)
Ballakewin Farm, Foxdale Road, Ballasalla, Isle Of Man, IM9 3dw
The proposal involves converting a roadside detached garage within the curtilage of Ballakewin Farm by removing the existing garage doors and installing sliding doors to create additional ancillary living space for the main dwelling, potentially for uses like exercise or yoga classes for occupants.
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The site is in an area not zoned for development and does not meet General Policy 3 criteria, but Housing Policies 15 and 16 allow residential extensions and alterations in the countryside where they …
Spatial Policy 5
Spatial Policy 5 states development in the countryside will only be permitted in accordance with General Policy 3. The officer assessed the garage conversion as compliant overall, despite not meeting GP3 criteria, due to its allowance under Housing Policies 15/16 for alterations not detracting from the countryside.
General Policy 2
General Policy 2 covers detailed development control considerations. The proposal was found acceptable in design, mass, and impact on locality character.
General Policy 3
General Policy 3 sets criteria for acceptable development in areas not zoned for development. The site does not meet GP3 criteria, but exception granted via Housing Policies 15/16 as the minor alteration does not detract from countryside.
Environment Policy 1
Environment Policy 1 seeks to protect the countryside for its own sake. The conversion was deemed not a detriment to the character of the wider locality.
Housing Policy 15
Housing Policy 15 allows extensions or alterations to traditional styled properties in the countryside where they would not detract. Cited as basis for approval despite unzoned location.
Housing Policy 16
Housing Policy 16 allows extensions or alterations to non-traditional styled properties in the countryside where they would not detract. Supporting text clearly permits such residential alterations.
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.
Ancillary use only
The proposed ancillary accommodation shall only be used in association with the main dwelling house 'Ballakewin Farm' and for purposes incidental to the use of main dwelling house 'Ballakewin Farm' as a single dwelling, for no commercial purposes. Reason: The dwelling is within an area not zoned for development and permission has been granted as an exception. The application does not propose to create separate units of accommodation within the site and has not been considered as such. To ensure proper control of the development and to reflect the information provided in the application, as the Department has assessed the impact of the proposal on the basis of the specific use and the documents submitted.
Removal of permitted development rights
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no development shall be undertaken under the following classes of Schedule 1 of the Order at any time: Class 14 - Extension of dwellinghouse; Class 16 - Fences, walls and gates; Class 17 - Private garages and car ports. Reason: To control future development on the site.
no significant negative impact upon highway safety, network functionality and/or parking, as there is parking and manoeuvring available for vehicles on-site even with the garage not used for parking, subject to the building being ancillary to the main building.
No Objections.
Highway Services HDC and Malew Parish Commissioners both raised no objections to application 23/01314/B, with Highways noting no significant negative impact on highway safety or parking subject to the building being ancillary to the main building.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking, as there is parking and manoeuvring available for vehicles on-site even with the garage not used for parking, subject to the building being ancillary to the main building.
Conditions requested: subject to the building being ancillary to the main building
Malew Parish Commissioners
No ObjectionMalew Parish Commissioners have no objections to the following planning applications. 23/01314/B Ballakewin Farm, Foxdale Road Conversion of existing detached garage to ancillary, non-habitable accommodation
