355565 — 25/90916/B | Planning Portal IoM | Isle of Man Planning Portal

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Sarah Corlett Town Planning Consultancy Ltd Registered address: 4, Mount Rule Cottages, West Baldwin Road, Braddan, Isle of Man IM4 4HS t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C PLANNING STATEMENT IN SUPPORT OF THE REMOVAL OF CONDITION 2 OF 20/00648/B (AS AMENDED BY 21/00193/MCH) FOR THE ERECTION OF A DETACHED GARAGE, TO ENABLE THE APPROVED GARAGE TO BE ASSOCIATED WITH EITHER BALLAKINNAG HOUSE OR BALLATIKI (NOW REDEVELOPED AND KNOWN AS THE BEACH HOUSE) BALLAKINNAG HOUSE, SHORE ROAD, BALLAUGH IM7 5AZ 1.0 Introduction 1.1 Planning application 20/00648/B proposed the erection of a garage to the rear of an existing dwelling known as Ballakinnag House. 1.2 The plans submitted with that application included a location plan, reference 01 which showed the curtilage of Ballakinnag House defined in red and that of the adjacent Ballatiki defined in blue, confirming that at that time, both properties were in the same ownership as they currently remain. 1.3 The application for the garage was permitted with the decision notice noting that the approval related to drawings 02, 03, 04 and 05. The location plan, reference 01 was not approved. 1.4 The site plans which were approved and are submitted with this application, do not include the red and blue lines as shown in the location plan - notably the curtilages of both Ballakinnag House and Ballatiki although there are red lines which appear around almost the whole site. The plans show a line annotated as “Boundary to be redefined between Ballakinnag House and Ballatiki”. The curtilage of Ballatiki must therefore have been included in the application. 1.5 The application also included the creation of a new access to serve the garage, in addition to the existing accesses serving Ballakinnag House to the east, and that serving Ballatiki, to the west. 1.6 The garage was permitted subject to the following conditions:

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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.
The workshop/garage above hereby approved shall only be used only in association with the main dwelling house "Ballakinnag House" and for purposes incidental to the use of main dwelling house "Ballakinnag House" as a single dwelling and not for commercial purposes. Reason: the dwelling is within a single residential plot within an area not designated for development and has only been considered acceptable for the reasons identified within the application. The application does not propose to create separate units within the site and has not been considered as such.
The building shall be used only for the storage of private motor vehicles and items associated with the maintenance and occupation of the site as a whole, including land in the occupants' ownership. Reason: to accord with the justification provided by the applicant for the building.
If the use of the garage/workshop hereby approved ceases for period exceeding 12 months, the building and any supporting base shall be removed and the ground restored to its former condition within 3 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 a personal need and its subsequent retention would result in an unwarranted intrusion in the countryside.
Prior to being brought into use, the proposed workshop/garage upper external finish shall be finished in dark green and retained as such thereafter. Reason: In the interests of the visual amenities of the area.

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Sarah Corlett Town Planning Consultancy Ltd Registered address: 4, Mount Rule Cottages, West Baldwin Road, Braddan, Isle of Man IM4 4HS t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C 6. No development shall be commenced until a soft landscaping scheme has been submitted to and approved in writing by the Department for the area between "Ballatiki" and the workshop/garage. Such a scheme shall include details of all trees, hedgerows and other planting which are to be retained; details of all other boundary treatment and finished ground levels ; a planting specification to include numbers, density, size, species and positions of all new trees and shrubs; the location of grassed areas and a programme of implementation. All soft landscaping works shall be carried out in accordance with the approved details. The works shall be carried out in full accordance with the programme approved in writing by the Department and retained thereafter. 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 provision of an appropriate landscape setting to the development. This decision relates to the following plans and drawings, date stamped received on 23rd June 2020: o Drawing No. 02 o Drawing No. 03 o Drawing No. 04 This approval also relates to drawing No. 05 Rev A which was received on the 20th August 2020 which shows the height of the neighbouring boundary with "Sunsets." 1.7 Information was submitted to satisfy condition 6 and was permitted. 1.8 Following the commencement of works, an application for a Minor Change to the permitted development was approved, relocating the building (21/00193/MCH). This permission did refer to the location plan which shows the curtilage of Ballakinnag House in red and that of the then Ballatiki, in blue.

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Sarah Corlett Town Planning Consultancy Ltd Registered address: 4, Mount Rule Cottages, West Baldwin Road, Braddan, Isle of Man IM4 4HS t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C 1.9 That permission was granted with no conditions other than a sentence which refers to the drawings which were permitted (01, 04C and 05B). 04C is a site plan that shows a proposed fence line between the proposed access drive and Ballatiki together with a replanted Griselinia hedge. 1.10 Subsequent to the initial garage application, planning approval was sought and granted for the principle of the replacement of the former dwelling, Ballatiki, under 21/01234/A. 1.11 Subsequent to the approval in principle being granted, the applicant submitted an application for the details of that principle (22/01404/B). This application was initially permitted but refused on appeal for reasons relating to the impact of a dormer which had been proposed, 1.12 A subsequent further detailed application was then permitted on appeal (23/00739/B). 1.13 Work then commenced on the permitted dwelling but a further application was required to be submitted to account for elements of the dwelling being constructed which did not accord with the permitted scheme. This application (25/90102/B) was permitted but the owner of the adjacent property, Sunsets, appealed. The appeal was heard on 23.09.25 and the Minister’s decision is awaited.

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Sarah Corlett Town Planning Consultancy Ltd Registered address: 4, Mount Rule Cottages, West Baldwin Road, Braddan, Isle of Man IM4 4HS t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C 3.0 Planning policy 3.1 The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as not for a particular purpose and within an area of an area of High Landscape or Coastal Value and Scenic Significance (below left). 3.2 The 1982 Plan is the only adopted plan for this part of the Island, although Cabinet Office are currently preparing an Area Plan for the north and west of the Island and have published the draft Area Plan which does not designate this site for a particular purpose (above right) confirming the position prior to the Area Plan’s commencement. 3.3 The draft Area Plan provides information on environmental and infrastructural constraints of which there is none which applies to the site. 3.4 The areas of an area of High Landscape or Coastal Value and Scenic Significance will be replaced by the provisions of the 2006 Landscape Character Assessment which identifies the site as being within an area of Undulating Lowland Plain - F3 Andreas and Jurby which focuses on the open, natural landscape and historical buildings and makes no direct reference to The Cronk. 3.5 The national flood risk maps and infrastructural constraints map with the draft Area Plan show no likelihood of flood risk to or from the site.

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