10 May 2022 · Planning Committee
Balnahow Farmhouse, Balnahowe, Santon, Isle Of Man, IM4 1hn
The proposal involves building a 10m x 6m timber-framed shed/boathouse with tongue and groove cladding, lightweight shingle roof, 5.3m ridge height, and large opening doors, sited next to existing horse stables within a walled paddock area at No.5 Balnahow Farm Cottage.
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The site is in unzoned countryside ('white land'), triggering a presumption against development under General Policy 3 and Environment Policy 1, which protect countryside unless overridden by national…
Strategic Policy 4
Requires protecting or enhancing landscape quality and nature conservation, especially near designations. The officer noted the Incised Slopes character type aims to protect rural character; the proposal's mitigated visual impact complies without adverse effects.
General Policy 3
Prohibits development outside zoned areas except specific exceptions (none applicable). Despite general contravention for ancillary buildings, the officer accepted it exceptionally due to site context as a converted farm cluster, not open countryside, with conditions to limit harm.
Environment Policy 1
Protects countryside (unzoned land outside settlements) unless overriding national need outweighs protection with no alternative. No overriding need found, but proposal allowed as it does not 'adversely affect the countryside' due to minimal visual impact from design, siting, and existing context; this tipped the balance for approval.
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.
Removal if use ceases
If the use of the building hereby approved ceases for period exceeding 3 months, the building and any supporting base shall be removed and the ground restored to its former condition within 6 months of the date of the cessation, unless a time is otherwise approved in writing by the Department. Reason: The building has been exceptionally approved solely to meet the applicants need and its subsequent retention could result in an unwarranted intrusion in the countryside.
Private use only
The building shall be for private (not commercial) use only and associated with No.5 Balnahow Farm Cottage and the land defined in red and blue on the site plan as submitted. Reason: In view of the location of the site in this rural part of the countryside; the Department does not consider the site suitable for anything other than private use.
No external storage
There shall be no external storage of plant, machinery, materials or vehicles outside of the building identified on the drawing referenced; B4/21/a sheet 1, received on 23/08/21 , unless otherwise agreed in writing by the Department. Reason: To protect the character of the area and use of the land.
Curtilage extent
For the avoidance of doubt, the residential curtilage of No. 5 shall not extend into the adjacent area to the east of the dwelling house utilised as "paddock". The paddock remains not designated for any particular purpose. Reason: to clarify the extent of the approval and the status of the site.
No Highways Interest (03.09.21)
Department of Infrastructure (DOI) Highways Division has no highways interest in the proposal for the erection of a detached shed/boathouse at No.5 Balnahow Farm Cottage, with confirmation after amendments.
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 03.09.2021; Highways Development Control notes the amendments uploaded on 14 April 2022 and continues to apply no highway interest to this proposal.
