24 March 2021 · Delegated - Principal Planner (Chris Balmer)
Ballabunt Croft, Cooil Road, Cooil, Douglas, Isle Of Man, IM4 2aq
The application sought permission to erect a large detached building (20m x 11.4m, 5.5m ridge height) styled like a barn, clad in green box profile sheeting, timber boarding, and stone plinth, for storing and maintaining private motor vehicles in field 521730 next to the existing house at Ballabunt Croft.
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The officer concluded that the proposal fails the principle of development because it does not meet any exceptions listed in General Policy 3 for building outside zoned areas, such as agricultural nee…
General Policy 3
Requires development outside zoned areas only in specific exceptions like agricultural housing, redundant building conversions, or overriding national need. The officer assessed the private garage as not fitting any exception (not agricultural, no national need), failing the principle despite physical acceptability.
Environment Policy 1
Protects countryside for its own sake, permitting development only with overriding national need and no reasonable alternative. No such need or alternative (e.g. existing garage) demonstrated for this domestic use in unzoned field.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs new development to towns/villages, countryside only per GP3 exceptions. Proposal failed as countryside development without exception.
Strategic Policy 5
Similar to SP2, prioritises development in settlements. Cited alongside SP2 as failed by countryside location.
Environment Policy 14
Prohibits loss of high-quality (Class 1-2) agricultural land without overriding need. Site is Class 3, so loss acceptable.
Environment Policy 15
For agricultural buildings, requires clustering with existing groups and landscape sympathy. Though not agricultural, officer found siting clustered and design sympathetic.
no objections
Do not oppose
no objection - the development is within the vicinity of a High Pressure Natural Gas Pipeline but MU are satisfied that the scope of development is a sufficient distance as to not have an impact on their continued safe operation and maintenance
Braddan Commissioners, Manx Utilities Authority, and DEFA Biodiversity Officer all raised no objections to application 19/00978/B, with Biodiversity recommending tree replacement.
Braddan Commissioners
No ObjectionI can confirm that the Commissioners had no objection to the following planning applications at their Board meeting on 3 October 2019:- PA19/00978/B - Mr & Mrs K A Minay - Erection of a barn style building for the private storage of vehicles - Ballabunt Croft, Cooil Road, Braddan, IM4 2AQ
Manx Utilities Authority
No ObjectionWe have considered the above application and are satisfied that the scope of the proposed development is a sufficient distance from our gas pipelines that it should not have an impact on their continued safe operation and maintenance.
DEFA Biodiversity Officer
Conditional No ObjectionThe Ecosystem Policy Team recommends that the six trees proposed for removal to create access are replaced with similar native species within the development boundary.
Conditions requested: The six trees proposed for removal to create access are replaced with similar native species within the development boundary.
