**Document:** Planning Statement
**Application:** 25/90334/B — Erection of detached garage
**Decision:** Permitted
**Decision Date:** 2025-08-12
**Parish:** Andreas
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/34101-andreas-ballaradcliffe-house-kiondroghad-road-garage/documents/1086107

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# Planning Statement

## Planning Statement In Support Of The Erection Of A Detached Garage, Ballaradcliffe House, Kiondroghad Road, Andreas Im7 3El

Sarah Corlett Town Planning Consultancy Ltd 1 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:planning@sarahcorlett.com w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

## Sarah Corlett

![This image displays a historical topographical map or site plan centered on the location 'Ballaradcliffe', showing property boundaries, plot numbers, and surrounding structures.](https://images.planningportal.im/2025/04/243057.jpg)

### 1.0 Introduction

1.1 Ballaradcliffe House is a large, detached house which sits on the western edge of Andreas village, with a narrow frontage and access onto the A19 Kiondroghad Road. The site presently accommodates the house, access drive and substantial lawned garden directly in front of the principal elevation which faces south, with a less managed paddock to the south of that. There is an agricultural gated access at the southern end of the site, fronting onto the A17 St. Jude's Road. There are no other buildings currently on the site.
1.2 The house appears on the 1860s County Series maps as follows:

[^0]
[^0]:    Sarah Corlett Town Planning Consultancy Ltd
    2
    Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW
    t: 07624485517 e: planning@sarahcorlett.com w:www.sarahcorlett.com
    Directors: Sarah Elizabeth Corlett Nicola Jane Corlett
    Company Registration 134325C

1.3 When originally built, Ballaradcliffe House sat some distance from the settlement of Andreas which at that time had its principal core around where the post office and school currently are, with the area around where The Grosvenor currently sits, accommodating limited linear housing and an inn on the site of the current Grosvenor public house.

1.4 The only buildings immediately around Ballaradcliffe House were outbuildings associated with that property with fields between them and the nearest buildings.

1.5 The village of Andreas today looks very different with significant residential development having been introduced between the Kiondroghad and St. Jude's Roads in the form of the Ballaradcliffe, Ballasteen Road and Ballasteen Drive and with Larivane Close Mount View estate and Larivane Estate estate introduced between Leodest Road and the post office area. Further north, between Leodest Road and Bride Road, the developments of Larivane Meadows, Croft Park and

![A black and white site location map showing the parish of Andreas and Ballaradcliffe, with a red circle highlighting the specific application site.](https://images.planningportal.im/2025/04/243059.jpg)

Orchard Close joining the village with the housing centred around the crossroads of Smeale Road, Oatlands Road and Bride Road.

1.6 Nowadays, Ballaradcliffe House sits at the end of a built up frontage with a relatively small and modest entrance from the Kiondroghad Road.

![A site location map showing the area around Andreas with a red circle highlighting the specific plot of land near Kiondroghad Road.](https://images.planningportal.im/2025/04/243061.jpg)

- 1.7 The house is not generally visible from Kiondroghad Road although is still visible from the St. Jude’s Road from where the house is a clearly identifiable building sitting within woodland with other buildings discernible to the east.
- 1.8 The building was Registered in 2007. The house has recently been altered and extended with notably a two storey hipped wing added on each side of the original house and a tall, three storey glazed element added to the centre of the rear elevation.
- 1.9 Internally, the building has been refurbished. The current owner has retained all existing architraves, doors and skirting boards which are fit for purpose and has replaced those which were missing or defective, with almost identical elements created especially from templates of the originals. The original staircase has been retained and the curved skirting boards thereon repaired and renewed. The former concrete kitchen floor has been replaced with reclaimed timber flooring. The original front door, surround, internal porch, door and surround has been retained and many of the original doors have been retained and refurbished. There were and are no original coving or ceiling lights. Some of the original fireplaces have been retained.
- 1.10 Due to these changes, the Registration of the building was removed through the approval of 19/00824/CON.

Sarah Corlett Town Planning Consultancy Ltd 5 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:planning@sarahcorlett.com w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

- 2.0 Planning Policy Development Plan
- 2.1 The site lies within an area designated as on Isle of Man Planning Scheme (Development Plan) Order 1982 which is the only currently adopted land use plan for the area. There is a draft Area Plan for the North and West being prepared by Cabinet Office which has been the subject of a public inquiry in July of last year with the inspector’s report having been received later that year. Cabinet Office have published a Modifications document which sets out their response to the inspector’s recommendations and the final version of the Area Plan is expected to be put to Tynwald some time this year.
- 2.2 On the Isle of Man Planning Scheme (Development Plan) Order 1982 the site is within the adjacent residential land use area. On the draft Area Plan the site is not included and the western boundary of the residential area stops at the eastern boundary of the curtilage of Ballaradcliffe House.

Above left Above right Isle of Man Planning Scheme (Development Plan) Order 1982 Draft Area Plan for the N & W

- 2.3 The site is not shown as subject to any constraints on the maps accompanying the draft Area Plan. The draft Area Plan adopts the findings of the Landscape

Sarah Corlett Town Planning Consultancy Ltd 6 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:planning@sarahcorlett.com w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

![Close-up view of a site plan showing property boundaries, building footprints, and hatched land areas.](https://images.planningportal.im/2025/04/243062.jpg)

![A site plan showing a residential area with a purple boundary line outlining the specific property plot.](https://images.planningportal.im/2025/04/243063.jpg)

![Close-up view of a site plan showing property boundaries, hatched areas indicating structures, and plot numbers.](https://images.planningportal.im/2025/04/6931904.jpg)

![A site plan showing a residential area with a purple boundary line highlighting a specific plot of land.](https://images.planningportal.im/2025/04/6931905.jpg)

Character Assessment of 2008. The full document as it applies to this site is set out at Appendix One. The draft Area Plan summarises this as follows:

Landscape Strategy To conserve and enhance: a) the character, quality and distinctiveness of this rural area including the scattered settlement pattern, relatively strong field pattern delineated by a mixture of stone walls and relatively tall Manx hedge-banks and its network of enclosed minor rural roads

Key Views

- • Glimpsed views to the sea from the eastern and western edges of the area.
- • Panoramic open views southwards towards a dramatic upland backdrop.
- • Open views to landmark church towers (particularly St. Patrick’s Church) to the west of Jurby.

- 2.4 Ballaradcliffe House is not referred to in either document.
- 2.5 In 2007, at the time of the Registration of the building, there was an outbuilding immediately to the rear of the house which is no longer in situ: this was not included in the Registration see right. The Registration information also refers to a thie beg alongside the outbuilding, and this building also no longer exists on site.

Sarah Corlett Town Planning Consultancy Ltd 7 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:planning@sarahcorlett.com w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

![A site plan showing property boundaries, a road, and a proposed structure highlighted with red hatching.](https://images.planningportal.im/2025/04/243065.jpg)

![A site plan showing property boundaries, a road, and a red hatched rectangle indicating the proposed detached garage location near Ballaradcliffe House.](https://images.planningportal.im/2025/04/6931908.jpg)

## Isle of Man Strategic Plan

- 2.6 As the adopted plan has the building within an area of residential land use, General Policy 2 would be applicable, setting out general standards with which development has to accord.
- 2.7 If one considers the emerging Area Plan, it is relevant to look at Environment Policy 1 which presumes against development which would be harmful to the countryside, which is protected for its own sake. The countryside is taken in this policy to be any land outside an existing settlement which is not designated for development.
- 2.8 General Policy 3 presumes against development in undesignated areas and whilst this lists a number of exceptions, domestic structures such as garages, sheds, greenhouses etc are not listed, despite the fact that the Permitted Development Order allows such development without the need for planning approval.
- 2.9 Strategic Policies 4 and 5 require that new buildings are designed to have a positive impact on our landscape.

Sarah Corlett Town Planning Consultancy Ltd 8 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:planning@sarahcorlett.com w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

- 3.0 Planning history
- 3.1 The planning history of the site includes two applications which were submitted prior to the Registration of the building. These were both refused and involved redevelopment of the site.
- 3.2 08/01823/GB and 08/01824/CON were both permitted and proposed alterations and extensions which included the two side wings and a rear annex and a front pitched roofed dormer.
- 3.3 11/00700/GB and 11/00701/CON which proposed the two side wings, the rear, tall extension as it appears today. The scheme shows the previous rear annex in situ. These works were similar to what had approval in 2008 but as works had not commenced, those approvals had lapsed.
- 3.4 The Planning Officer concluded that “Overall, it is considered the two side extensions would have no adverse visual impacts to the detriment of the Registered Building, and would retain the character and appearance of the property.”
- 3.5 11/01577/GB and 11/01578/CON proposed the erection of a garage and utility extension to replace the existing rear annex and was refused. This proposed a wider building than had approval previously and the new building has a hipped roof pitched at a slightly different angle to the main roof. The reason for refusal was that:

The replacement garage will be larger in area and in height than the existing garage/store which is not an attractive or original part of the building. Replacing this with something larger will detract further from the character and appearance of the property and as such the proposal will not comply with the policies in respect of Registered Buildings which seek to preserve or enhance the building: the proposed garage will do neither. The proposal is therefore contrary to the provisions of Environment Policy 32, Planning Policy Statement 1/01 and General Policy 2c.

Sarah Corlett Town Planning Consultancy Ltd 9 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:planning@sarahcorlett.com w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

- 3.6 14/00319/GB and 14/0320/CON proposed works which included the previously approved side and rear extensions and front pitched roofed dormer as well as roof lights, a new set of double doors in the western elevation and a new basement level door in the eastern elevation.
- 3.7 These applications were refused initially for the reason that: Four specific elements of the planning application - namely: (i) the side-hip rooflights, (ii) the double doors (iii) the additional window to the front elevation, and (iv) the basement door - do not meet the provisions of Environment Policy 32 of the Isle of Man Strategic Plan 2007 in that they individually and collectively detrimentally affect the special character and appearance of Ballaradcliffe House, a Registered Building.
- 3.8 The applicant appealed this decision. The inspector considering the appeal noted the situation as being that works had commenced on the previously approved schemes but the works which had been undertaken did not fully accord with those approvals and as such, the approvals were deemed to have lapsed but that no enforcement action had been taken. The inspector concluded that all of the proposed works to the outside of the building were acceptable other than the proposed double doors in the western gable.
- 3.9 The appeals were largely allowed and the proposed works, some of which were retrospectively proposed, were permitted subject to a number of conditions which required the submission of further information and plans. There is no information online which confirms that this information was submitted or determined.
- 3.10 The most recent application for the site was the application for de-Registration which was permitted (19/00824/CON).

Sarah Corlett Town Planning Consultancy Ltd 10 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:planning@sarahcorlett.com w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

## Sarah Corlett

![A photograph showing a large white detached house with a garden and a wooden outbuilding structure to the left.](https://images.planningportal.im/2025/04/243066.jpg)

### 4.0 The proposal

4.1 Proposed is the erection of a garage in the location of the former building to the north of the house.
4.2 The building is to be detached and single storey, the roof finished in natural slate to match the finish on the main house but the walls finished in cedar cladding to distinguish the building from the house and reinforce the dominance of the main house and its architectural interest.
4.3 This approach of a contrasting material used for ancillary outbuildings is not uncommon, a similar garage, albeit smaller, having been erected alongside Glenville House on Scollag Road (07/00668/B). The officer notes here that "the proposed car port is considered to be domestic in appearance and in keeping with the application site".

- 4.4 The proposed garage will be 2.6m high to eaves level and 5.9m overall to the ridge. The building will have a footprint of 7m by 12m. The building will be subdivided internally into two sections and will be capable of accommodating four cars.
- 4.5 The front of the building will feature oak frames around each garage door opening which will be fitted with dark grey or black roller shutter steel garage doors. The rear of the building will accommodate four wood effect frames windows and the rear roof plane will see two sets of solar panels attached to it.
- 4.6 The garage will be 2m from the hedge immediately to the rear.
- 4.7 The area where the garage is to be constructed is presently used for the parking of cars associated with the dwelling.

Sarah Corlett Town Planning Consultancy Ltd 12 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:planning@sarahcorlett.com w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW

t: 07624 485517
e: planning@sarahcorlett.com
w: www.sarahcorlett.com

Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration 134325C

![A photograph showing a large, two-story detached house with cream rendering and dark window frames. The foreground features a pile of earth and wooden beams, suggesting landscaping or construction work, with a car par...](https://images.planningportal.im/2025/04/243068.jpg)

- 5.0 Assessment
- 5.1 The site is within an area which is designated on the adopted development plan for this area as residential. As such, the erection of a domestic garage should be considered acceptable in principle under General Policy 2.
- 5.2 The design and finish of the proposed garage, as a contrast to the solid rendered wall and tall, stately appearance of Ballaradcliffe itself allows the building to sit quietly next to it without competing for prominence or pretending that it is an original building on the site. The use of natural materials - slate and timber cladding will, we would suggest, enhance its appearance both as a building in itself as well as part of the existing building group.
- 5.3 Whilst the emerging development plan excises Ballaradcliffe House from the adjoining residential area - and we are unsure why the proposed plan does this as there is some distance between this site and the next residential property to the north - it is not unusual for garages to be permitted on land which is not designated for development. In a recent case for the erection of a garage at Phoenix Cottage in Bride (23/00383/B) the officer states:

- 7.3.1 In assessing the principle of the proposed development, it is considered that the site lies outside of a defined settlement boundary and within a part of the countryside that is not zoned for development, and the proposed development does not pass for the exemption provided under General Policy

3. However, it is important to note that the site has an established residential use in the countryside where it is not uncommon to require the erection of outbuildings where they support the existing residential use on site, without compromising the environmental objectives of Environment Policies 1 and 2. Additionally, whist there is no specific provision within the Strategic Plan for garages, there is an acceptance in the permitted Development Order that such structures can be acceptable.

- 7.3.2 Based on the foregoing, it is considered that the principle of erecting a replacement garage to support the existing residential use of the site is

Sarah Corlett Town Planning Consultancy Ltd 14 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:planning@sarahcorlett.com w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

acceptable. The acceptability of the scheme as proposed would, however, be dependent on the proposal not having unacceptable visual and landscape impacts. As such, it would be vital to assess the visual impact of the proposed garage on the surrounding countryside which is within an Area of High Landscape of Coastal Value and Scenic Significance (AHLV's).

- 5.4 Also, in the case of 16/00131/B for the erection of a detached garage at The Dhoor, just north of Ramsey, the officer also notes that detached garages have been permitted elsewhere on the Island where they were not considered to have an undue impact on the countryside or undermine the rural character of an area.
- 5.5 It is also relevant that the applicant has the benefit of Permitted Development and could erect a garage up to 6.8m by 6.8m and up to 2.9m to eaves level, without the need for planning approval. Such a building would be required to be finished to match that on the majority of the main house.
- 5.6 We would submit that such a building, whilst smaller than what is proposed, would have a more significant impact than what is proposed, although noting that the building will not be particularly noticeable from any public vantage point due to its location relative to the entrance off Kiondroghad Road and its position behind the house as viewed from the south.
- 5.7 We would submit that the garage is proportionate to the size and status of Ballaradcliffe House and will sit comfortably alongside it, not affecting its principal elevation and not harming the environment but offering the occupants of the site covered and secure storage for their vehicles - including bicycles - and an opportunity for secure and covered electric vehicle charging facilities should they so wish.

Sarah Corlett Town Planning Consultancy Ltd 15 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:planning@sarahcorlett.com w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

5.8 The proposal is therefore in accordance with General Policy 2, Environment Policy 1 and Strategic Policies 4 and 5 of the Strategic Plan and not in conflict with the Landscape Character Assessment or the emerging draft Area Plan for the North and West.

## Sarah Corlett 25.03.25

Sarah Corlett Town Planning Consultancy Ltd 16 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:planning@sarahcorlett.com w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

APPENDIX ONE

EXCERPT FROM LANDSCAPE CHARACTER ASSESSMENT 2008 F3 ANDREAS AND JURBY

Key Characteristics

- • Swathe of farmland (covering the breadth of the Island).
- • Irregular pattern of medium-sized arable and pasture fields.
- • Field boundaries demarcated by traditional Manx hedges and simple post and wire fences.
- • Inter-linking network of minor rural roads serve the area, together with the A10, A17 and A19.
- • Generally few vertical elements, other than occasional telegraph poles.
- • Scattered and relatively isolated settlement pattern.
- • Traditional farm buildings (characteristically white, with grey roofs).
- • Key settlements include the small town of Andreas and the villages of Bride, Jurby and Sandygate.
- • The Isle of Man Government Industrial Estate and adjacent Jurby Aerodrome
- • Disused airfield at Andreas
- • Churches provide prominent landmarks within views.
- • Views to dramatic upland backdrop to the south provide strong sense of place.
- • Strong sense of openness and tranquillity (at distance from main A19 and A17 roads).
- • Slightly marked sinuous valley of Lhen Trench.
- • Sandpit at Cronk-y-Scotty

Overall Character Description Situated to the north of the Island, this landscape character area encompasses a swathe of farmland underlain by the predominantly flat topography of the northern plain. To the west, the relatively narrow course of the Lhen trench meanders through the landscape, which exhibits an irregular pattern of medium-sized arable fields and rough grassland/pasture. A variety of different forms of hedgerows and simple post and wire fences demarcate field boundaries. To the west, mature, intact low, trimmed

Sarah Corlett Town Planning Consultancy Ltd 17 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:planning@sarahcorlett.com w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

hedges dominate the hedgerow network. Several single mature deciduous trees within Manx hedgerows and fields also contribute to a mature recognisable landscape structure. The main A19 and A17 roads (a source of noise and visual intrusion) cross the area and an inter-linking network of minor roads, often lined with species-rich verges, help to provide access to farms and settlements. Generally, few vertical elements punctuate the skyline of the area. However, telegraph poles and the telecommunications mast at Jurby Industrial Estate are a visible human influence. Settlement pattern is scattered and relatively isolated, with the Andreas and Jurby Industrial Estates providing the largest groups of buildings within the area. Several isolated farmsteads and individual houses also pepper the landscape. Traditional farm buildings characteristically exhibit white walls (which often provide a bright contrast to the muted upland backdrop to the north) and grey roofs. Alongside these traditional buildings, modern agricultural sheds and warehouses are sometimes visually intrusive. In addition, the distinctive churches of St. Andrews Church at Andreas (built predominantly from Sulby Glen stone) and St. Patrick’s Church to the west of Jurby and their associated medieval crosses are landmark features landscapes within the area. St. Patrick’s Church is particularly prominent within views across the surrounding open, flat landscape. The prefabricated buildings on an old air force base and disused runway at Jurby (now housing several small businesses and shops, including Jurby Junk) exhibit a strong human influence over the character of this part of the area. Construction of the new prison development is also associated with this part of the area. Overall, there is a strong sense of tranquillity and openness throughout the area. A strong recognisable sense of place is provided by views to the dramatic backdrop of the Uplands to the south, views of St. Patrick’s Church and distant views to the sea at the eastern and western edges of the area.

## Key Views

- • Glimpsed views to the sea from the eastern and western edges of the area.
- • Panoramic open views southwards towards a dramatic upland backdrop.
- • Open views to landmark church towers (particularly St. Patrick’s Church) to the west of Jurby.

Sarah Corlett Town Planning Consultancy Ltd 18 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:planning@sarahcorlett.com w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

## Historic Features

- • St. Patrick’s Church and medieval crosses.
- • St. Andrew’s Church and medieval crosses.
- • Old airfields at Jurby and to the east of Andreas.

Ecological Features

- • Species-rich verges.
- • Mature hedgerows and single mature deciduous trees.
- • Patches of rough grassland • Area of Special Scientific Interest at Ballacrye

Evaluation of Inherent Landscape Sensitivities

- • Strong sense of tranquillity.
- • Scattered isolated settlement pattern.
- • Enclosed minor rural roads.
- • Vernacular character of buildings and churches.
- • Presence of Manx Mile stones.
- • Few tall vertical elements.
- • Dramatic views south to Uplands.
- • Field pattern delineated by a mixture of stone walls, relatively tall Manx hedgebanks and post and wire fences.

Landscape Strategy The overall strategy should be to conserve and enhance the character, quality and distinctiveness of this rural area including the scattered settlement pattern, relatively strong field pattern delineated by a mixture of stone walls and relatively tall Manx hedge-banks and its network of enclosed minor rural roads.

Sarah Corlett Town Planning Consultancy Ltd 19 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:planning@sarahcorlett.com w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

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*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/34101-andreas-ballaradcliffe-house-kiondroghad-road-garage/documents/1086107*