**Document:** Planning Statement **Application:** 25/91208/B — Erection of ancillary building (retrospective), alterations and use as a workshop and private clock collection display and storage facility **Decision:** **Decision Date:** **Parish:** Malew **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/97140-malew-notus-lodge-douglas-garage/documents/1593142 --- # Planning Statement ## Planning Statement Erection of Building to be used as Private Workshop and for Private Clock Collection Display & Storage, Notus Lodge, Douglas Road, Ballasalla Isle Of Man, IM9 3AD ### This Planning Statement has been prepared by Ste Stanley, Chartered Member of the Royal Town Planning Institute ### Contents - 1.Introduction - 2.Site Location and Description - 3.Planning History and Existing Position - 4.Description of the Proposed Development - 5.Policy Context - 6.Planning Assessment - 7.Overall Planning Balance - 8.Conclusion Erection of Building to be Used as Private Workshop and for Private Clock Collection Display & Storage, Notus Lodge, Douglas Road, Ballasalla Isle Of Man, IM9 3AD Prepared on behalf of: Dr J Taylor OBE - 1. Introduction This Planning Statement has been prepared in support of a planning application seeking retrospective planning permission for the erection of a detached building, together with its use as a private workshop and specialist storage facility associated with the main dwelling at Notus Lodge, Ballaquaggan Farm, Ballasalla. The proposal relates to an existing building within the residential curtilage which, whilst constructed some time ago, does not benefit from planning permission in its current form. This application therefore seeks to regularise the position by securing permission for the building as constructed, along with some minor external improvements and an appropriate and clearly defined ancillary use. The use proposed is a private workshop and storage facility associated with the applicant’s horological collection. It remains wholly ancillary to the main dwelling. No living accommodation is proposed, no residential facilities are included, and the building will not be capable of independent occupation or overnight use. This statement describes the site and planning history, explains the revised proposal, sets out the relevant policy framework, and assesses the scheme against the Isle of Man Strategic Plan 2016. - 2. Site Location and Description The application site lies within the residential curtilage of Notus Lodge, formerly known as Ballaquaggan Lodge, located on the south western side of the A5 Douglas Road to the north east of Ballasalla. The site is located outside any defined settlement boundary and is therefore within the open countryside for planning purposes. The curtilage comprises the main dwelling and an existing detached building positioned approximately 15 metres to the north east of the house. The building reads clearly as part of the established domestic grouping and is contained within the defined residential curtilage. The site is not subject to any specific environmental designation. There are no public footpaths within the immediate vicinity. Views of the building are limited by its siting, surrounding development and vegetation, such that it does not appear as an isolated or intrusive form of development within the wider countryside. ### 3. Planning History and Existing Position ![A composite planning drawing sheet showing front, side, and rear elevations, a typical section, a block plan, and a site location plan for a proposed outbuilding.](https://images.planningportal.im/2026/01/7299458.png) Planning permission was granted in 2005 for the erection of a detached double garage with space above, subject to conditions restricting its use to purposes ancillary to the main dwelling. The building as constructed differs from that approval in terms of its dimensions and subsequent additions. As such, the structure in its current form does not benefit from planning permission and is properly regarded as unauthorised development. Above: Garage as approved under 05/01699/B A Certificate of Lawfulness application (20/00907/LAW) was previously submitted but was refused due to insufficient evidence in respect of the use of the building. The officer report did, however, acknowledge that the structure itself may have been capable of being regularised through a Certificate of Lawfulness had sufficient evidence been provided. Having carefully considered this position, and in the absence of robust evidence relating to all aspects of the building as it currently exists, the applicant has elected to pursue a retrospective planning application for the building itself, alongside an appropriate ancillary use. This approach provides clarity and allows the Planning Authority to assess the building and its use together on their planning merits. Above: As-built internal layout ### 4. Description of the Proposed Development The application seeks retrospective planning permission for: The erection of the detached building as currently constructed but with some minor changes which would improve its appearance; and Its use as a private workshop and storage facility ancillary to the main dwelling. The proposed use relates specifically to the storage, maintenance and conservation of the applicant’s private collection of historic clocks and timepieces. This includes workshop space for careful repair and maintenance, controlled storage areas, and specialist environmental and security measures. The use is domestic in nature and incidental to the enjoyment of the main dwelling. It is not commercial. It will not involve regular public access and will not give rise to activity materially different from that associated with a domestic workshop or hobby space. No living accommodation is proposed. There will be no kitchen, bathroom, sleeping space or facilities capable of supporting residential or overnight use. The building will remain within the same planning unit as the main dwelling, with no separate curtilage, no independent access, and no functional separation. The applicant would accept a planning condition preventing: Any form of residential or overnight use Separate occupation or letting Any use not incidental to the main dwelling Externally, the proposal includes the removal of unsightly additions, improving the overall appearance and ensuring the building reads clearly as a domestic outbuilding. ![The image displays architectural drawings including a detailed floor plan of a residential property with rooms and a cross-section view showing the roof and surrounding trees.](https://images.planningportal.im/2026/01/7299459.png) Internally, the building provides: A clock display room A workshop with benches and storage Secure storage areas for clock parts Ancillary storage within the roof space ![This image displays a first-floor architectural plan for a proposed workshop and storage facility. It details room layouts including a general store and secure store with head height annotations.](https://images.planningportal.im/2026/01/7299460.png) ![This image displays a ground floor architectural plan detailing the layout of a workshop and clock display facility, including external landscaping features.](https://images.planningportal.im/2026/01/7299461.png) - 5. Policy Context The development plan comprises the Isle of Man Strategic Plan 2016 and the Area Plan for the South. The site lies outside any land zoned for development and is therefore within the countryside. The most relevant policies are General Policy 3, which relates to development outside zoned areas, and Environment Policy 1, which seeks to protect the countryside from harmful development. Other policies are considered where relevant for context. General Policy 3 establishes a presumption against new development in the countryside, subject to defined exceptions. In this case, the proposal seeks retrospective permission for a building that has already been constructed within the residential curtilage of an established dwelling, together with its use for ancillary domestic purposes. It does not give rise to the creation of a new dwelling or a separate planning unit. Whilst the application must be assessed as development in the countryside, the building is not proposed as a new incursion into open land, but rather forms part of an existing domestic grouping. Ancillary domestic development of this nature does not undermine the strategic objective of the policy, as it maintains a single residential planning unit and avoids the creation of sporadic or unjustified development. The proposal is therefore judged to be compatible with the strategic aims of General Policy 3. Environment Policy 1 seeks to protect the countryside for its own sake and resists development that would adversely affect its character or appearance. The proposal causes no such harm. The building is already present within the curtilage and the proposed use does not increase its scale, introduce new activity into open land, or alter the wider landscape. The minor external alterations improve the appearance of the building and reduce visual clutter, with no encroachment into agricultural land and no change to the openness of the countryside. We submit that the proposal therefore accords with Environment Policy 1. In addition, the 2025 Permitted Development Order allows for the erection of detached domestic garages within residential curtilages with footprints up to 6.8 metres by 6.8 metres and ridge heights up to 4 metres. While the current proposal is not permitted development and requires express planning permission, this context is relevant in demonstrating that detached domestic buildings of a meaningful scale are accepted as normal and reasonable within residential curtilages. In this case, the building already exists and the proposal relates to regularising its form, securing an appropriate ancillary use, and improving its appearance. - 6. Planning Assessment Principle of Development Whilst the proposal must be assessed as development within the countryside, it is materially different from a new standalone building in open land. The building: Is already constructed Sits within an established residential curtilage Forms part of an existing domestic grouping The proposal does not create a new dwelling or expand the residential footprint into open countryside. ### Scale and Visual Impact The building is read in the context of the existing dwelling and curtilage. As such, there is: No extension of built form into open land No increased prominence in the wider landscape A reduction in visual clutter through removal of additions The proposal results in a neutral or improved visual outcome. ### Use and Amenity The proposed use is low intensity and domestic in nature. Accordingly, it will not result in: Noise beyond typical domestic activity Increased traffic Disturbance to neighbouring properties The absence of residential facilities removes any risk of independent occupation. ### Highways and Access There is no change to access arrangements and no material increase in vehicle movements. Therefore, no highway safety concerns arise from this proposal. ### Control by Condition The Planning Authority can retain full control through conditions restricting: Use to ancillary purposes only No residential or overnight occupation No separate planning unit This ensures the development remains proportionate and acceptable. ### 7.Overall Planning Balance The proposal regularises an existing building within a defined residential curtilage. It does not: Introduce new development into open countryside Create a new dwelling Result in material harm to character, amenity or highways Instead, it: Provides clarity in planning terms Secures an appropriate ancillary use Improves the appearance of the building On this basis, we submit that there are no material harms that would justify refusal. ### 8. Conclusion The application seeks retrospective permission for a building that already exists, together with a clearly defined and controlled ancillary use. The proposal is: Low impact Domestic in nature Fully contained within the existing curtilage Capable of being controlled by condition It accords with the overall aims of the Isle of Man Strategic Plan 2016 and represents a reasonable and proportionate form of development in this location. We submit that planning approval should therefore be granted, subject to appropriate conditions restricting the use of the building to purposes ancillary to the enjoyment of the main dwelling and preventing any form of residential or overnight use. ### Ste Stanley, MRTPI Uplift Planning Ltd --- *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/97140-malew-notus-lodge-douglas-garage/documents/1593142*