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25/90975/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90975/B Applicant : Mr & Mrs Nigel and Kathryn Lester Proposal : Replacement of two existing detached outbuildings with single story extension to south east elevation of existing dwellinghouse Site Address : Ballacubbon Farmhouse Grenaby Road Ballabeg Isle Of Man IM9 4HD
Principal Planner: Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 16.12.2025 __
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 two bedrooms hereby approved shall only be used in association with the main dwelling house "Ballacubbon Farmhouse" and for purposes incidental to the use of main dwelling house "Ballacubbon Farmhouse" as a single dwelling, for no commercial or business purposes and only in accordance with the internal layout shown on plan 03.
Reason: The application does not propose to create separate units of accommodation within the site and has not been considered as such; to prevent the accommodation being used as separate dwelling which is unrelated to the main dwelling house; and avoiding any future fragmentation of the curtilage.
C 3. The existing trees and hedges shall be retained in accordance with the approved details shown on drawing 03. Any retained tree or hedge which within five years of the approved development being occupied or completed (whichever is the later) dies, is removed or becomes seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department.
Reason: To safeguard the appearance of the development and the surrounding area.
C 4. No development may be commenced nor any equipment, machinery or materials be brought onto the site for the purposes of the development until fencing has been erected in
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the location shown on the approved site plan 03 in accordance with the recommendations of Section 6.2.2 of British Standard 5837:2012. The fencing shall be maintained in position until the development is complete. Within the Construction Exclusion Zone implemented in accordance with this condition, nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit, without prior written consent of the Department. The CEZ implemented in accordance with this condition shall be maintained in position until the development is complete.
Reason: to ensure that all trees to be retained are adequately protected from damage to health and stability throughout the construction period in the interests of amenity.
This application has been recommended for approval for the following reason. Overall, the extension would have no significant impacts to residential amenities nor public amenities to warrant a refusal. It is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan 2016, the Residential Design Guide 2021 and Planning Circular 3/91.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawing all received on 10.11.2025. __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
Local Authority - No Objection __
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of Ballacubbon Farm House, Grenaby Road, Ballabeg. The property is a traditional two storey Manx farmhouses styled property with attached tone barn (converted into living accommodation) and a single storey annex, both to the northeast of the gable end wall of Ballacubbon Farm House. To the southeast of the single storey annex are detached single storey outbuildings (Utility, Conservatory, Potting shed). Ballacubbon Farm House front elevation does not face the Grenaby Road but rather in a south- easterly direction, the rear elevation of the dwelling immediately abuts the Grenaby Road to the northwest.
1.2 The site is situated on the southern side of the B40 Grenaby Road from the B42 and Ballabeg towards Grenaby Bridge.
2.0 PLANNING POLICIES 2.1 The application site is located within an area identified as being Predominantly Residential on the Area Plan for the South. The site is not within a Conservation Area. The site is not within a flood risks area. As such, the following parts of the Strategic Plan are relevant:
2.2 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."
2.2 Residential Design Guide 2021.
2.3 Planning Circular 3/91
3.0 PLANNING HISTORY 3.1 The previous planning applications associated with the site are considered relevant in the assessment and determination of this application;
3.2 Replacement of existing detached outbuildings with attached single-storey extension, alteration to first floor balcony and landscaping works - 25/90475/B - WITHDRAWN
3.3 Refurbishment of existing outbuilding, Ballacubbon - 96/00491/B - APPROVED
3.4 Extensions to create extra living accommodation and widening of entrance - 89/01794/B - APPROVED
4.0 PROPOSAL 4.1 The proposal seeking planning approval for the replacement of two existing detached outbuildings with single story extension to south east elevation of existing dwellinghouse.
5.0 REPRESENTATIONS 5.1 Arbory Commissioners have no objection (20.11.2025).
6.0 ASSESSMENT 6.1 The key issues relate to the potential visual impact upon the street scene and individual property and potential impact upon neighbouring amenities.
Potential visual impact upon the street scene 6.2 Initially there was concern with the previous submission (25/90475/B - Withdrawn), given the existing character and appearance is clearly a farmhouse with a converted barn both linear in form and it was concerned that the proposal would lose this character and add a further built of the size and position proposed would not fit with the main farmhouse or the converted barn/s. There was also concern of the design approach of the extension which appeared as new build extension which included over hanging eves, windows in horizontal
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proportion, amount of windows, rendered band and generally has a more uniformed appearance. It was advised that the extension should appear more as a converted barn/outbuilding, rather than a new build extension and its siting should have more of a "L shaped" footprint.
6.3 In response the applicants have amended the scheme and submitted this new application, resulting in a smaller, more traditional design building which appears as three distinct buildings and appearing as converted outbuildings linked with a flat roofed parapet roofed extension and also being sited in a much improved location (on similar footprint of existing potting shed) to ensure the main dwelling house front elevation character and quality are retained and would still appear as the main dwelling house and the proposals being subordinate to it. The amendments overcomes the initial concerns outlined with the previous application. The proposed extension in terms of its design, proportion, position and finishes are in keeping with the existing property and would be an acceptable form of development. From public viewpoints the works not be especially apparent, given the level of landscaping surrounding the site and the location of the works.
6.3 Accordingly, from these respects the proposals would comply with General Policy 2, the Residential Design Guide 2021 and Planning Circular 3/91.
6.4 The proposal includes two additional bedrooms (the property current only has three bedrooms) for the use of friends and family visiting. A condition should be attached to ensure this is not used as separately accommodation.
7.0 CONCLUSION 7.1 Overall, the extension would have no significant impacts to residential amenities nor public amenities to warrant a refusal. It is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan 2016, the Residential Design Guide 2021 and Planning Circular 3/91 and therefore it is recommended that the application be approved.
8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 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).
8.2 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.
8.3 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.
8.4 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.
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8.5 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. __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted
Date: 19.12.2025
Determining Officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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