**Document:** Planning Statement
**Application:** 25/90989/B — Erection of replacement dwelling with attached garage
**Decision:** Permitted
**Decision Date:** 2026-01-09
**Parish:** Arbory
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/94554-arbory-strathallen-main-road-replacement-garage/documents/1143109

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# Planning Statement

## Planning Statement In Support Of An Application For The Erection Of A Dwelling (Amendment To 24/91418/B - Erection Of Replacement Dwelling) With Attached Garage, Strathallen, Main Road, Ballabeg, Arbory Im9 4Lj

![A photograph showing a single-story detached bungalow with boarded windows, located behind a stone wall alongside a rural road.](https://images.planningportal.im/2025/11/6849140.jpg)

FORMER DWELLING ON SITE

## 1.O Introduction

![A black and white historical map or site plan showing property boundaries, building footprints, and labels such as 'Parochial School' and 'Well'.](https://images.planningportal.im/2025/11/6849143.png)

- 1.1 Strathallen was until recently, an existing single storey dwelling situated on the southern side of the A7 which links Ballabeg to Port Erin, running through the settlement of Colby. Strathallen sat on the outskirts of Ballabeg, slightly south west of Arbory Primary School but largely on its own in the landscape other than for a small stone building to the north east.
- 1.2 The property had a limited sized curtilage although had a vehicular access from the public highway and provision for the parking of a vehicle off the highway.
- 1.3 The property was clearly visible in both directions along the A7 and was the first property on the south of the road as one enters Ballabeg and the last as one leaves in this part of the hamlet.
- 1.4 The property was not traditional or historic in any way but appears on the site of a building which appears on the 1860s maps.

### 1.5 The stone barn which currently exists to the east of the site, also appears on the 1860smap but as part of a pair of buildings only one of which is left now. This is not within theownership or control of the applicant.

![A photograph showing a rural road scene with a white, single-story dwelling on the right side, bordered by stone walls and overgrown vegetation under an overcast sky.](https://images.planningportal.im/2025/11/6849146.jpg)

![A street-level photograph showing a rural road with a dilapidated stone building and a white house behind a stone wall.](https://images.planningportal.im/2025/11/6849147.jpg)

### 1.6 Planning approval was recently granted for the replacement of the original dwelling witha new, two storey, traditionally designed and finished house (24/91418/B):

![Architectural elevations showing the front and rear of a proposed two-story house with detailed material annotations.](https://images.planningportal.im/2025/11/6849150.png)

![A site plan showing the layout of a proposed replacement dwelling, including room footprint, driveway, parking spaces, and boundary landscaping.](https://images.planningportal.im/2025/11/6849151.png)

### 1.7 Work is underway on the implementation of that development.

## 2.0 Planning Policy Context

![A location map showing the proposed development site highlighted in pink with a purple boundary, situated near a settlement labeled Peel Cullin.](https://images.planningportal.im/2025/11/6849156.png)

- 2.1 The site lies within an area designated on the Area Plan for the South as not for a particular purpose and outwith the settlement boundaries of both Colby and Ballabeg (the purple lines on the plan below):
- 2.2 There are no constraints shown on the accompanying map other than the nearby electricity substation.
- 2.3 There is a presumption against development in such areas as set out in General Policy 3 of the Strategic Plan. Whilst not listed in General Policy 3, there are also policies which allow for the extension of existing rural buildings (Housing Policies 15 and 16).
- 2.4 There are also policies which require that development has an acceptable impact on highway safety (Transport Policies 4 and 7) and a suite of policies which set out general standards of development although couched in terms of “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” (General Policy 2).

- 2.5 The site lies within an area shown on the Landscape Character Assessment of 2008 as F8 - Poyllvaaish and Scarlet Undulating Lowland Plain. The boundary of this site is a rather thick line which runs across the site and the A7 but is understood to indicate that this landscape character type covers the land to the south of the A7. The full landscape assessment in the original document is set out at Appendix 2 and the summary included in the Area Plan for the South is set out below:

The overall strategy is to conserve the strong sense of openness throughout the area, with strong field pattern as well as the setting of the numerous archaeological sites and wartime structures within the area.

Key Views Open and panoramic views out to sea, up to the Southern Upland peaks over open fields and towards the built-up areas of Castletown and Ballasalla are obtained from various slightly elevated positions within the area, where the cumulative effects of hedgerow trees does not intervene.

Foreshortened views in some flatter areas where the accumulated effects of hedgerow trees create a wooded horizon.

- 2.6 There are four Landscape Proposals which accompany this section of the Written Statement but none is directly applicable to this site.
- 2.7 Environment Policy 1 presumes against development which would adversely affect the countryside.

## 3.0 The Proposal

- 3.1 Proposed is the erection of an extension to the approved dwelling to accommodate garaging. The means of access as permitted will remain and the garage is to be linked to the dwelling by a single storey structure which has pedestrian doors in the front and rear. As the approved dwelling is not yet substantially complete this application cannot be for an extension to the dwelling but needs to include the replacement dwelling as one cannot extend something that does not exist. The house to which the garage and link now proposed will be attached is, however, well under way and is likely to be substantially complete - all external walls and roof in place - prior to the determination of this application.
- 3.2 The dwelling is as previously approved: taking the form of a traditional Manx cottage. The garage is to be 6.65m long and 5.15m wide which will enable a single car to be accommodated comfortably with space for bicycles, motorcycles, ev charging equipment and plant associated with the development as a whole.
- 3.3 The garage will be finished in render and stonework with the latter on the front and rear elevations to match the front porch and the majority of the rear elevation with the sides in render to match the remainder of the dwelling. The roof will be finished in natural slates to match the house. A single up and over garage door is to be installed in the front of the building with small windows in the rear.
- 3.4 The garage will sit behind the front building line of the house and project slightly beyond the rear. It will be positioned so that it is at closest 9m from the entrance to the site, enabling two vehicles to be parked in front with turning space to the west.

## 4.0 Assessment

- 4.1 The proposal will enable the occupants of the property to have secure and undercover parking for their vehicles and under cover electric vehicle charging and bicycle storage which was not provided for in the approved replacement dwelling scheme.
- 4.2 Whilst this dwelling includes the details of the replacement dwelling as well as the garage and link, this has already been approved very recently and as such, this should not be objectionable and we rely upon 24/91418/B in this respect.
- 4.3 As with many applications for replacement dwellings, the scheme was approved subject to a condition which restricts what could be erected under Permitted Development specifically extensions of the dwelling and free standing structures which would otherwise be able to be constructed without planning approval. The reason for these conditions is to control any further development in the interests of the amenities of the surrounding area.
- 4.4 In this case, the proposed garage is positioned where the approved scheme showed car parking. It was not landscaped amenity space and the garage will retain that parking facility albeit undercover and secure. The proposal will therefore not result in any reduction in amenity area and in visual terms will change the appearance of parked vehicles to a view of a well designed and finished modest garage which fits within the site.
- 4.5 The site is limited in area but will still require to be maintained and managed and the garage will provide space not only for vehicles including bicycles, motorcycles and cars along with charging facilities for them, but also space for maintenance equipment.
- 4.6 The position of the garage set back from the dwelling will reduce its impact and its proportions and size will enable it to remain ancillary to the main dwelling.
- 4.7 The proposal will enable the future occupants of the dwelling to have secure and weatherproof parking and storage in a form that has no adverse impact on the character or appearance of the surrounding area.
- 4.8 Whilst there is no provision in the Strategic Plan for the erection of garaging, it is clear from the provisions of the Permitted Development Order that such ancillary structures are generally acceptable and there are many examples of detached garaging being permitted in the countryside. In this case the garaging will be attached to the house and there are

- policies which allow for extensions of existing residential properties where the extension is appropriate designed and finished.
- 4.9 We would submit that the proposed garage and link respect the form, proportion and appearance of the approved dwelling, in accordance with Housing Policy 15 and thus having an acceptable impact on the countryside, as is required by Environment Policy 1 and the Area Plan for the South policies on the protection of the landscape.

## Sarah Corlett 20.10.25

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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/94554-arbory-strathallen-main-road-replacement-garage/documents/1143109*