**Document:** Decision Notice **Application:** 25/90374/B — Replacement of existing barn with two-storey garage with ancillary living space and storage **Decision:** Refused **Decision Date:** 2025-06-03 **Parish:** Lezayre **Document Type:** decision / decision_notice **Source:** https://planningportal.im/a/34091-lezayre-ballig-farm-replacement-garage/documents/1086001 --- # Decision Notice Mr Chris Penketh 23 West Quay Ramsey IM8 1DL TOWN AND COUNTRY PLANNING ACT 1999 The Town and Country Planning (Development Procedure) Order 2019 In pursuance of powers granted under the above Act, and subordinate Orders and Regulations, the Department of Environment, Food and Agriculture determined to REFUSE an application by Mr Charles Whipp, Ref 25/90374/B, for the Replacement of existing barn with twostorey garage with ancillary living space and storage at Ballig Farm Glen Mona Loop Road Glen Mona Ramsey Isle Of Man IM7 1HG for the following reason(s): - 1. The principle of development for the proposal is unacceptable because it would result in the erection of a new 2-storey, structure, which would be out of scale, character and keeping with the countryside location of the site and its surroundings. In this case, the outbuilding is read as an extension to the dwelling given the ancillary living accommodation it would provide. As a general rule Policy H15 of the Isle of Man Strategic Plan 2016, permits up to 50% increase in floor space for rural extensions applies. The new 2-storey, structure would have an approximate footprint of 192.37m2 and a combined floor-space area of 245.38m2, when compared to the 66.66m2 of the existing single storey barn. This would amount to 288.5% as a percentage of the footprint of the outbuilding to be demolished and, 368.1% as a percentage of that buildings floor-space. Therefore, the proposal would result in an excessive form of development would out of scale for the site and its rural surroundings, which would be contrary to the provisions of Strategic Policy ST2; Spatial Policy SP5; General Policy GP2 b) and c); General Policy GP3 a), b) and c); and Housing Policies H15 and H16 in the Isle of Man Strategic Plan 2016. - 2. The site is located in the open countryside and in an area of High Landscape Value and Scenic Significance and, is located in the "D1 Ballajora and Ballaglass" Landscape Character Area as outlined in the Isle of Man Landscape Character Assessment - January 2008. The proposed development is unacceptable because it would result in the erection of a new 2storey, structure, which would be out of scale, character and keeping with this countryside location and its surroundings. This would be contrary to the provisions of Environment Policy ENV1 which seeks to protect the countryside for its own sake; and, Environment Policy ENV 2 which indicates that such development will not be permitted where: "(a) the development would not harm the character and quality of the landscape; or - (b) the location for the development is essential." - 3. The size, scale and level of accommodation of the proposed new structure, which is for - a 4-car garage; a wood/general store; a separate Home Office and Sun Room to the rear with shared access to a WC; and first floor games room/bedroom and en-suite bathroom is excessive for an ancillary outbuilding serving a recently erected dwelling in the countryside. A kitchen and other facilities could easily be introduced post development. DEFA Planning would have no control over the introduction of any internal additions or alterations. The proposal is, therefore, tantamount to the creation of a separate dwelling in the open countryside where planning policies advise that such a development would be unacceptable. This would be contrary to the provisions of Strategic Policy 2; Spatial Policy 5; General Policy 2 b) and c); General Policy 3 a), - b) and c); and Housing Policy 11 in the Isle of Man Strategic Plan 2016. Date of Issue: 3rd June 2025 J CHANCE Director of Planning and Building Control ## Guidance Note This decision was made by a Principal Planner in accordance with the authority delegated to them. This decision refers only to that applied for under the Town and Country Planning Act 1999 and its subordinate legislation. A copy of the Officer’s report and any correspondence which informed the assessment and decision is available to view on the Government’s website (via https://pbc.gov.im/onlineapplications/) A determination to refuse planning approval does not have effect — -  if an appeal is submitted until the appeal is determined or withdrawn; or -  if no appeal is submitted, until the time within which an appeal may be submitted has expired (21 days from the date of this notice). Appeal Any appeal must be in writing, include the appropriate fee and be submitted to the Department within 21 days of the date of this Notice. Guidance on how to appeal is available at gov.im/howtoappeal --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/34091-lezayre-ballig-farm-replacement-garage/documents/1086001*