1 December 2025 · Delegated - Principal Planner (A MORGAN, Interim Director of Planning and Building Control); recommendation by Chris Balmer, Principal Planner
Ballig Farm, Glen Mona Loop Road, Glen Mona, Ramsey, Isle Of Man, IM7 1hg
The proposal involved replacing a traditional single-storey barn (approx. 13m x 5m x 3.6m) with a larger garage for four vehicles and storage (approx. 17m x 6.6m x 4.6m ridge height), using stone from the demolished barn, timber cladding, natural slate roof, and timber-framed doors/windows, with 13 solar panels on the …
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The officer assessed that outbuildings within residential curtilages are acceptable in practice despite no specific policy in General Policy 3, as confirmed by Standing Orders allowing delegated deter…
Strategic Policy 1
Requires optimising reuse of redundant buildings and scarce indigenous materials. Proposal positively reuses stone from demolished barn in new construction.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs development away from countryside except defined cases; outbuilding not fitting GP3 exceptions but accepted in practice as ancillary to existing dwelling.
Spatial Policy 5
Requires positive environmental contribution; design ensures no detriment to landscape.
General Policy 2
Requires development to respect site/surroundings (b) in siting/layout/scale/design and (c) not adversely affect landscape character. Sympathetic styling, position, and scale comply despite larger footprint.
General Policy 3
Sets countryside development exceptions; garage/outbuilding not listed but accepted via delegation precedent as reasonable ancillary provision.
Environment Policy 1
Protects countryside for its own sake; no adverse effect from attractive replacement reflecting current residential use.
Environment Policy 2
Prioritises landscape character in High Landscape Value areas; complies as not detracting from I6 type characteristics (tranquillity, few buildings).
Transport Policy 3
Protects rail routes' tourism value; passing views from MER/A2 show pleasant rural scene, no compromise.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Materials approval
Prior to their installation details of the garage doors to be provided on the north elevation of the building hereby approved shall be submitted to and approved in writing by the Department and the doors. The doors shall be installed in accordance with the approved details and retained as such thereafter. All other materials used to construct and finish the building hereby approved shall be as specified on Drawing No 25 1885 08 B Finishes Schedule are otherwise submitted to and agreed in writing by the Department. Reason: In the interests of the character and appearance of the site and surrounding landscape.
No external lighting
There shall be no external lighting of the building hereby approved unless in accordance with details to be first submitted to and approved in writing by the Department. Reason: In the interests of the character and appearance of the site and surrounding landscape.
Private use only
Only private cars may be parked within the building hereby approved and is shall not be used for any commercial activity. Reason: To safeguard the tranquil rural character of the area, for the avoidance of doubt and to ensure the development is carried out in accordance with the approved details.
Incidental to dwelling
The building hereby approved shall not be used or occupied at any time other than for purposes incidental to the residential use of the dwelling known as Ballig as identified on the approved plans and shall not be occupied as an independent unit or dwelling. Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.
Only one garage
There shall be only one garage building present on the site at any given time. Reason: In the interest of the character and appearance of the site and the surrounding area.
no objection subject to drainage advice provided to applicant (no surface water runoff to highway)
A private individual objects to the demolition of a traditional barn and the design of the replacement garage/outbuilding due to its visual impact on a scenic area visible from public viewpoints.
Key concern: loss of traditional outbuilding and despoiling of scenic views from public transport routes
2 Glen View, South Cape, Laxey (private representation)
ObjectionI object to the loss of the traditional outbuilding at this site and the design of the replacement garage block.; successive applications have sought to demolish and replace this entire farmstead with a group of buildings which bear no relationship to rural Manx architecture and which consequently despoil the view of the Manx countryside; The proposal is for a building that is 5m high to the ridge line both ground and upper floors having maximum roof heights of 2.3m, with an extended roof line to its west side. The ceiling heights appear excessive for a garage and store. With six roollights and 13 solar panels it is going to be anything but an unobtrusive building
