**Document:** Planning Statement **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:** report / planning_statement **Source:** https://planningportal.im/a/34091-lezayre-ballig-farm-replacement-garage/documents/1086025 --- # Planning Statement ## **Planning Statement** ![A 3D architectural rendering of a proposed two-storey building with stone and timber cladding, featuring an external staircase and garage doors, accompanied by the architect's logo.](https://images.planningportal.im/2025/04/242886.jpg) **Demolition of existing barn and erection of replacement Garage/Outbuilding at Ballig, Glen Mona Loop Road, Cornaa, Maughold, IM7 1HG** 7 April 2025 ## 1.0 Site: The site is a property known as "Ballig" and is located west off the Glen Mona Loop Road in the Parish of Maughold. Crossing a small ford the driveway winds its way up to the two storey dwelling know as "Ballig", which was built in 2012 using a traditional oak frame construction. ![Aerial satellite view showing a rural site outlined in red with the label 'SITE', indicating the location of the proposed development.](https://images.planningportal.im/2025/04/242887.jpg) AERIAL PHOTOGRAPH SHOWING SITE EDGED IN RED There is currently on site the two storey property, which is the main dwelling, and a single storey stone outbuilding/barn. We attach below a series of photographs of both the main dwelling and stone outbuilding. ![A photograph showing a white two-story house with a large modern glazed extension, situated in a rural setting with parked vehicles.](https://images.planningportal.im/2025/04/242889.jpg) SOUTH-EAST ELEVATION OF MAIN DWELLING NORTH-EAST ELEVATION OF MAIN DWELLING ![A photograph of a white detached house featuring a large timber-framed glazed extension and a gravel driveway with parked cars in a rural setting.](https://images.planningportal.im/2025/04/242888.jpg) SOUTH-WEST ELEVATION OF MAIN DWELLING NORTH ELEVATION OF STONE OUTBUILDING ![A photograph showing a white rendered building, likely a converted barn, with a slate roof and chimney stack. An attached wooden structure is visible to the right, with vehicles parked in the foreground against a rura...](https://images.planningportal.im/2025/04/242890.jpg) ![A photograph showing an existing stone and rendered barn with a slate roof, situated in a rural setting with a white vehicle parked nearby.](https://images.planningportal.im/2025/04/242891.jpg) NORTH ELEVATION OF STONE OUTBUILDING WEST ELEVATION OF STONE OUTBUILDING ![A photograph of an existing white-washed stone barn with a slate roof, situated in a rural grassy area with a car parked nearby.](https://images.planningportal.im/2025/04/242892.jpg) ![A photograph showing an existing stone barn structure in a rural landscape with vehicles parked nearby.](https://images.planningportal.im/2025/04/242893.jpg) ![A photograph showing a large, traditional stone barn adjacent to a white residential building in a rural setting.](https://images.planningportal.im/2025/04/242894.jpg) ![A photograph showing a long, single-story stone barn with a slate roof situated in a grassy field, with a car parked to the right.](https://images.planningportal.im/2025/04/242895.jpg) EAST ELEVATION OF STONE OUTBUILDING ![A photograph showing a large traditional stone barn situated next to a white residential house with a modern extension in a rural setting.](https://images.planningportal.im/2025/04/242896.jpg) ![A photograph showing an existing stone outbuilding or barn situated next to a white house, with vehicles parked on a driveway in a rural setting.](https://images.planningportal.im/2025/04/242897.jpg) BOTH THE MAIN DWELLING AND STONE OUTBUILDING TAKEN DOWN THE EXISTING DRIVEWAY BOTH THE MAIN DWELLING AND STONE OUTBUILDING TAKEN DOWN THE EXISTING DRIVEWAY ![A photograph showing a rural property featuring a white house with a large glass extension and an adjacent stone barn structure, viewed from a grassy slope with a driveway.](https://images.planningportal.im/2025/04/242898.jpg) ![A wide-angle photograph showing a white house and a stone barn situated on a grassy slope in a rural setting with trees and hills in the background.](https://images.planningportal.im/2025/04/242899.jpg) BOTH THE MAIN DWELLING AND STONE OUTBUILDING TAKEN DOWN THE EXISTING DRIVEWAY ## 2.0 Planning History: The planning history for the site is as follows; 11/01007/B: Replacement dwelling approved 29/12/11 and completed, see site photographs attached above. 12/00153/B: Widening existing driveway approved 03/04/12 and completed. 12/012559/B: Replacement Outbuilding Approved 13/11/12 never built, see approved drawings attached below. 18/01037/B: Extensions \& alterations to dwelling withdrawn 16/11/18. ![A photograph showing a white detached house with a wooden porch extension situated in a grassy rural field with trees in the background.](https://images.planningportal.im/2025/04/242900.jpg) SITE PLAN APPROVED UNDER P.A.No- 12/012559/B FLOOR PLANS, ELEVATIONS \& SECTION APPROVED UNDER P.A. No- 12/012559/B ![A black and white planning site plan depicting a rural property layout with a proposed new dwelling, a replacement outbuilding, and an existing dwelling marked for demolition.](https://images.planningportal.im/2025/04/242901.jpg) ![Architectural drawing showing elevations, floor plans, and sections for a proposed barn replacement with garage and office space.](https://images.planningportal.im/2025/04/242902.jpg) ## 3.0 Proposals: The proposed application is for the demolition of the existing single storey barn/outbuilding and the erection of a replacement outbuilding, similar approach to that perviously approved under P.A. No- 12/012559/B, to provide Garaging, Wood/General Storage and additional ancillary living accommodation. Submitted drawings numbered 25 1885/04 to 06 show the proposed replacement outbuilding. There is currently no garaging on the site, with the clients vehicles being parked on the existing hardstanding to the front of the main dwelling and exposed to the elements. Due to the restrictive depth of the existing stone outbuilding, 4 m , it makes using the existing stone building for the parking of the clients vehicles impractical. We show on the submitted drawing number 25 1885/07 all vehicles owned by the client and their sizes. A 4 Car Garage is proposed to house all vehicles and bicycles and a Wood/General Store, located to the west end, for the storage of logs and general garden equipment such as a sit on lawn mower, BBQ, etc. A Home Office and Sun Room would be located to the rear of the main outbuilding, set lower down in the site and accommodated under a "cat slide" pitched roof. The proposed replacement outbuilding is designed to take the appearance of a traditional stone outbuilding that you see throughout the Manx countryside, similar to that previously approved under P.A. No- 12/012559/B. Finishes Schedule drawing number 25 1885/08 demonstrates the type of design approach taken, including the use of traditional stone work taken from the demolished barn, natural roof slates, traditional oak frame and natural weathering timber cladding. The use of "Drop Chord" attic trusses over the main building provides a traditional pitched roof finish, but also "room in the roof" ancillary accommodation, which will be fitted with roof lights in the rear/south roof slope to provide natural sun light into the upper accommodation level. This attic roof space accommodation would be accessible via a set of stone eternal steps located on the east gable end wall of the outbuilding, similar to traditional Manx stone outbuildings. The proposed outbuilding will provide the client with much needed Garage and Storage accommodation, but is designed in such a manner that it will both compliment the existing dwelling, imitating some of the same finishes, and will sit well within its rural setting alongside the two storey property. The outbuilding would not be visible from the Glen Mona Loop Road, but would be visible from the upper Ramsey to Laxey Coast Road, located to the north/west of the proposed site. Due to the traditional design approach taken and the appropriate use of traditional finishes the building will sit well within its natural landscape and bed in further overtime as the natural external finishes weather overtime and though visible from the upper road it would have the appearance of a traditional outbuilding similar to those located in the immediate area, see below for other examples of stone outbuilding in the immediate vicinity. STONE OUTBUILDINGS AT BALLASHOLAGUE- LOCATED NORTH OF THE PROPOSED SITE, SEE GOOGLE MAP BELOW. ![Google Street View screenshot showing stone barn structures and a white retaining wall along a rural road.](https://images.planningportal.im/2025/04/242903.jpg) LOCATION OF BALLASHOLAGUE STONE OUTBUILDINGS AT CREG-NY-MOLT LOCATED NORTH OF THE PROPOSED SITE, SEE GOOGLE MAP BELOW. ![Aerial screenshot from Google Maps showing a rural landscape with red text labels identifying the site location near Ballasholague.](https://images.planningportal.im/2025/04/242904.jpg) ![Google Street View screenshot showing existing stone barns and agricultural buildings alongside a rural road.](https://images.planningportal.im/2025/04/242905.jpg) LOCATION OF CREG-NY-MOLT STONE OUTBUILDING AT KERROWDHOON LOCATED SOUTH OF THE PROPOSED SITE, SEE GOOGLE MAP BELOW. ![A Google Maps aerial screenshot displaying the rural site location and surrounding agricultural fields.](https://images.planningportal.im/2025/04/242906.jpg) ![A Google Street View screenshot showing a narrow rural road named Dhoon Loop Rd in Maughold, with surrounding vegetation and distant buildings on a hillside.](https://images.planningportal.im/2025/04/242907.jpg) LOCATION OF KERROWDHOON ![Satellite map view showing the site location in a rural coastal area with field boundaries and roads.](https://images.planningportal.im/2025/04/242908.jpg) --- *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/1086025*