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25/90894/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90894/B Applicant : Mr Paul Carey Proposal : Erection of detached garage Site Address : Sycamore Cottage Ballaslig Ballacorey Road Andreas Isle Of Man IM7 4EL
Planning Officer: Russell Williams Photo Taken :
Site Visit :
Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 28.11.2025 __
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. The development shall be completed in accordance with the materials as indicated on approved drwg no. 23 1780LS/G/03.
Reason: In the interests of the character and appearance of the site and surrounding area.
C 3. The approved tree planting scheme shall be carried out in accordance with the approved details and DrNo 23 1780LS/G/06: Tree Details. The works shall be carried out during the first available planting season following the commencement of the development or in accordance with the programme agreed in writing with the Department.
Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department.
Reason: To ensure the loss of trees on the site is mitigated in the interest of the environment and landscape character.
C 4. No site works or clearance shall be commenced until protective fences which conform with British Standard 5837:2012 (or any British Standard revoking and re-enacting British Standard 5837:2012 with or without modification) have been erected on the site in accordance
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25/90894/B
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with drawing 23 1780LS/G/06: Tree Details. Unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for approved arboricultural or landscape works.
Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.
C 5. No tree shall be cut down, uprooted, destroyed, pruned, cut or damaged in any manner during the development phase and thereafter within 5 years from the date of occupation of the dwelling, other than in accordance with the approved plans. In the event that retained trees become damaged or otherwise defective during the construction phase due to events outside of the applicant's control the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented.
Reason: To ensure that retained trees are not removed, in the interests maintaining the amenities of the area and to ensure the visual impact of the development is mitigated.
C 6. The garage hereby approved may only be used as ancillary accomodation to the main dwellinghouse approved under planning approval 25/90299/B or any replacement of that approval. The internal layout of the garage hereby approved shall be in accordance with the approved details and retained as such therafter. The garage may not be used independently, including for any commercial or tourist use.
Reason: the garage has been approved on the basis that it would form an ancillary building within the curtilage of the dwelling house approved under 25/90299/B.
C 7. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2025 no external extensions or modifications to the garage shall be made.
Reason: the design of the garage has been considered within the context of the main dwellinghouse and the site location, which is on land not designated for development.
This application has been recommended for approval for the following reason. The proposals respect the site and surroundings in terms of the siting, layout, scale, form, design of the building. The proposals will not harm the character of the surrounding landscape and suitable mitigation for the impact upon trees is proposed. The development therefore complies with General Policy 2 Environment Policy 1 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped 25 September, 1 October and 25 November 2025:
23 1780LS/G/01: Proposed Ground Floor Plan. 23 1780LS/G/02: Proposed First Floor Plan, Elevations & Section. 23 1780LS/G/03: Proposed 3D Visuals. 23 1780LS/G/04: Proposed 1:200 Site Plan. 23 1780LS/G/05: Proposed Site & Location Plans. 23 1780LS/G/06: Tree Details
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25/90894/B
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Right to Appeal
None __
Officer’s Report
THIS APPLICATION IS REFERRED TO THE COMMITTEE AT THE REQUEST OF THE HEAD OF DEVELOPMENT MANAGEMENT
1.0 THE SITE
1.1 The application site is located within the wider holding associated with Ballasleig Croft. The holding is approximately 11 acres which is located on the northern side of the Ballacorey Road (C15) which links the Bride Coast Road (A10) with the Andreas Road
1.2 The holding accommodates some existing buildings including an existing occupied dwelling (Ballasleig Croft), a former dwelling (Sycamore Cottage) which has planning approval for replacement with a dwelling, which has commenced, and a small outbuilding with timber shed behind.
1.3 The application site is located east of the dwelling known as Ballasleig Croft and comprises the site of a former cottage, bounded in all directions by hedgerow and tree planting.
2.0 THE PROPOSAL
2.1 The application seeks planning permission for the erection of a detached garage and storage building to be associated with the replacement dwellinghouse being constructed at Sycamore Cottage.
2.2 The proposals will comprise a triple bay garage with storage above. The storage area will be accessed via an external staircase to the northeast elevation, which will have a metal handrail and balustrade.
2.3 The building will be finished externally in dark grey slates to match the permitted replacement dwelling, Manx stone to the northeast and southwest elevations and timber cladding to the southeast elevation.
2.4 The proposed windows and pedestrian doors will be light grey double-glazed units with opening lights as indicated on the elevations. The garage doors to be timber framed, sectional doors with a horizontal profile.
3.0 PLANNING POLICY
3.1 The site lies within an area not designated for any particular purpose on the 1982 Plan. The site is not within a Conservation Area, Area of High Landscape or Coastal Value and Scenic Significance or a Flood Risk Zone.
3.2 General Policy 2 of the Strategic Plan is considered applicable, which states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief;
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(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
3.3 General Policy 3 indicates development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan other than a number of stated exception, which do not include the erection of domestic outbuildings.
3.4 Environmental Policy 1: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
4.0 OTHER MATERIAL CONSIDERATIONS
4.1 Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside is a material consideration.
5.0 PLANNING HISTORY
5.1 The following history if of material planning relevance:
06/01821/B - Erection of a replacement cottage - Permitted 11 April 2007 and development implemented.
24/91348/B - Erection of replacement detached dwelling - Permitted 25 February 2025.
25/90299/B - Erection of replacement detached dwelling (revised design) - Permitted
6.0 REPRESENTATIONS
6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows:
Andreas Commissioners - No comments received.
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DOI Highway Services - No comments received.
Arboricultural Officer - First comments:
There are no registered trees impacted but there are trees of note. We have been provided with a topo showing the canopy spreads but no other information we could garner. We note a line showing RPA's but do not know how these are calculated.
Additionally there are no details of the drainage system and how the additional storm water load will be dealt with on site following the conversion of a permeable site to an impermeable site.
There is no information regarding utility installation.
Therefore on the grounds of sustainability and DEFA policy we cannot support this proposal in its current form. However we do feel asking for a full blown AIA may be overkill here but we will need at the very least require a tree protection plan with and associated AMS plus the utility maps.
Secondary comments provided to the Agent and Officer: No issue with the removal of the two Ash. Will need to specify the species of trees for replanting and would request small leaved Lime if possible. Tree protection fencing needs closing off. No objection raised subject to the above.
6.2 No representations have been received from members of the public.
7.0 ASSESSMENT
7.1 An assessment against relevant planning policies and material considerations is required. In the case of this application the proposal is for a domestic garden building within the residential curtilage of the dwelling. The site is identified as 'white land' and not zoned for any particular purpose on the 1982 Development Plan. It is therefore within the countryside. As such, there is a general presumption against development as set out in General Policy 3.
7.2 Additional protection to the countryside is provided by Environment Policy 1. This states that "Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." Environment Policy 1 therefore establishes that development will not be permitted if it would adversely affect the countryside.
7.3 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the countryside.
7.4 In assessing the impact of the development, consideration has to be given to the scale, siting, appearance and visual prominence of the proposed development. It is pertinent to note that the building will be located within the curtilage of the permitted replacement dwelling at Sycamore Cottage.
7.5 The proposed outbuilding is limited in size and is set within the domestic curtilage, which is appropriate. Its siting to the south east corner of the garden area ensures that the building is well related to the contiguous built-up area of the village and does not stand alone as an isolated new building on the property. The building will be partially sited on the footprint of the former cottage which is to be demolished. That building is in a poor visual condition and does not enhance the immediate setting.
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7.6 The application site occupies a secluded location and is not visible from outside the application site. The site is also screened by dense boundary screening provided by existing trees, the relationship with the neighbouring dwellings and changes in topography. As such it is not anticipated that the building will be highly visible in the wider landscape, as there are no nearby highways, rights of way or other publicly accessible vantage points from which the development can be seen.
7.7 The scale of the building is subservient to the new dwellinghouse and similar to the former cottage. The use of slate, Manx stone and natural timer to the roof and wall sis considered to be appropriate and reflective of both the new dwelling to be constructed and the rural setting. Overall, the design, scale appearance and siting of the building are considered to be acceptable and the proposal will not, therefore cause any unacceptable harm to the Area of High Landscape or Coastal Value and Scenic Significance. The proposal therefore complies with Strategic Plan Environment Policy 2.
7.8 Regarding the impact upon trees, the observations of the Arboricultural Officer are noted. In response, the applicant has submitted an amended Tree protection and planting plan that addresses the comments raised. It demonstrates that retained trees will be protected during construction by enclosed tree protection fencing and that mitigation planting for the removal of the two small Ash trees will comprise 4 small leaf Lime trees along the southern side of the access track, inside the red line area of the application site.
7.9 The amended proposals ensure that the development will not cause any unacceptable impacts upon retained trees within the site and that the loss of trees is suitably mitigated. As such the impact upon trees is considered to be acceptable.
OTHER MATTERS
7.10 The proposed development will not give rise to any unacceptable impacts upon highway safety, residential amenity, ecology, flood risk or other matters of recognised planning importance.
8.0 CONCLUSION
8.1 The proposals respect the site and surroundings in terms of the siting, layout, scale, form, design of buildings and the spaces around them. The proposals will not harm the character of the surrounding landscape and comply with General Policy 2. The proposal would not adversely affect the countryside or harm the character and quality of the landscape, with suitable mitigation proposed for the removal and protection of trees. The proposals therefore comply with Environment Policy 1 of the Isle of Man Strategic Plan 2016.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
9.1 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).
9.2 Article A10 sets out that the right to appeal is available to: o Applicant (in all cases); 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.
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9.3 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.
9.4 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.
9.5 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 confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made: Permitted Date: 15.12.2025
Signed : Miss Lucy Kinrade Presenting Officer
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