Officer Report

Application No.: 25/90628/B Applicant: Mr Charles Whipp Proposal: Demolition of existing barn and erection of single storey replacement garage/outbuilding. Site Address: Ballig Glen Mona Loop Road Glen Mona Ramsey Isle Of Man IM7 1HG Senior Planning Officer: Mrs Louise Phillips Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.11.2025 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. 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.

• C 2. 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.

• C 3. 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.

• C 4. 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.
• C 5. 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.

• C 6. 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.

N 1. Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.

This application has been recommended for approval for the following reason.

The proposed new outbuilding within the curtilage of an existing dwelling house in the countryside is an acceptable form of development in principle and it would not be harmful to the character and appearance of the site or wider landscape. Consequently it would comply with the relevant policies of the Development Plan.

Plans/Drawings/Information; This approval relates to the following plans:

• o 25 1885 01 A - Site and Location Plans
• o 25 1885 04 B - Proposed Site Plan
• o 25 1885 05 B - Proposed Ground Floor Plan and Elevations
• o 25 1885 06 B - Proposed First Floor Plan, Section A-A and 3D Models
• o 25 1885 08 B - Finishes Schedule _________________________________________________________________

Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal:

• o Highways Services - no objection subject to advice which has been provided to the applicant.

It is recommended that the owners/occupiers of the following properties should NOT be given the Right to Appeal:

• o 2 Glen View, South Cape, Laxey, IM4 7HY - objection does not identify land that is
• owned or occupied by the objector that would be impacted on (A10(2)(a)). _________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is the curtilage of the residential property at Ballig Farm which is accessed via a long driveway from Glen Mona Loop Road to the east. It is occupied by a detached house constructed as a result of planning application 11/01007/B, a small shed on the western

• boundary containing gym equipment and a single storey traditional outbuilding to the south of the dwelling which is the subject of the current application.
• 1.2 The site is surrounded to the north, east and west by open fields within the applicant's ownership, and the southern boundary is marked by band of mature woodland. Beyond the residential curtilage, the land rises steeply from east to west and the site is visible from the A2 Laxey to Ramsey Road and the Manx Electric Railway on the high ground.

2.0 THE PROPOSAL - 2.1 The proposed development is the replacement of the outbuilding to the south of the dwelling (measuring approximately 13m x 5m x 3.6m) with a new building to provide a store and garaging for four vehicles. The new building would be in a similar position to the existing barn but it would be larger in all dimensions, measuring approximately 17m long x 6.6m wide by 4.6m high to the ridge. - 2.2 The walls would be finished in stone taken from the demolished barn and timber cladding, while the roof would be covered in natural slate. No details of the garage doors are provided but all other doors and windows would be timber framed. 13 solar panels would be installed on the rear roof slope.

3.0 PLANNING POLICY Site Specific - 3.1 The application site is not within a Conservations Area and there are no Registered Buildings, Registered Trees or Registered Tree Areas which would be affected by the proposal. The site is not at risk of flooding. 1982 Development Plan - 3.2 The site is in the countryside in an Area of High Landscape or Coastal Value and Scenic Significance. Isle of Man Strategic Plan 2016 - 3.3 Strategic Policy 1 requires development to make the best use of resources, including by optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and reusing scarce indigenous building materials. - 3.4 Strategic Policy 2 and Spatial Policy 5 direct development away from the countryside except in specific defined circumstances; and General Policy 3 sets out the circumstances in which development will be permitted in the countryside. None specifically applies to the proposed development. - 3.5 Strategic Policy 5 requires new development to make a positive contribution to the environment. - 3.6 General Policy 2 provides various development management criteria, including those below which are relevant to this proposal. Development should:

• (b) respect the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; and
• (c) not affect adversely the character of the surrounding landscape or townscape.

3.7 Environment Policy 1 seeks to protect the countryside for its own sake. Thus development which would adversely affect the countryside will not usually be permitted.

3.8 Environment Policy 2 provides that landscape character is the most important consideration in Areas of High Landscape or Coastal Value and Scenic Significance. - 3.9 Transport Policy 3 requires that development on or around existing rail routes should not compromise their attraction as a tourism and leisure facility.

4.0 OTHER MATERIAL CONSIDERATIONS - 4.1 Landscape Character Assessment 2025: The site falls within the I6 Landscape Character Type - Rugged Coast at Dhoon Bay and Port Cornaa. It exhibits some of the key characteristics noted by the Assessment including few buildings, remoteness, tranquillity and historic features such as the Manx Electric Railway.

5.0 PLANNING HISTORY - 5.1 25/90374/B: Replacement of existing barn with two-storey garage with ancillary living space and storage - Refused. This application concerned the same outbuilding as the current proposal. It was proposed to replace it with a new building to provide a store, garaging, a home office and sunroom on the ground floor, and a games room/bedroom and bathroom in the roof space. It was refused for the following reasons (summarised):

• o The proposed building would be out of scale, character and keeping with the countryside location, largely due to the amount of ancillary accommodation proposed, contrary to several Strategic Plan policies.
• o The development would be harmful in the Area of High Landscape Value and
• o Scenic Significance and the "D1 Ballajora and Ballaglass" Landscape Character Area, contrary to Environment Policies 1 and 2 of the Strategic Plan. (The Landscape Character Assessment has since been updated).
• o The development would be tantamount to the creation of a separate dwelling in the countryside, contrary to several Strategic Plan policies.

5.2 12/00153/B: Widening of existing driveway - Permitted. - 5.3 12/01259/B: Erection of a replacement outbuilding to provide garaging and additional ancillary accommodation - Permitted. This application concerned the replacement of an outbuilding to the west of the dwelling and to the north of the building now proposed to be replaced. The outbuilding has been demolished, but the replacement has not been constructed. The planning permission does not include any conditions relevant to the current proposal. - 5.4 11/01007/B: Erection of a replacement dwelling - Permitted. The replacement dwelling has been constructed and the planning permission does not include any conditions relevant to the current proposal.

6.0 REPRESENTATIONS - 6.1 Highways Services (24/7/25): "Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads. There are no drainage details or levels at the entrance to the Highway so the applicant should be aware of and comply with the clause above". - 6.2 A letter of objection from the owner/occupier of 2 Glen View, South Cape, Laxey, IM4 7HY was received on 20/07/25. This related to plans which were originally submitted with the application, which have now been superseded (see Section 7 below). The objector was reconsulted on the amended plans on 30/09/25, but no further comments were received. The objection to the original plans can be read in full online and a brief summary is provided below.

• o Objection to the loss of the traditional outbuilding at this site and the design of the replacement garage block. Ballig Farm used to be a picturesque traditional farm group.
• o The site is readily visible both from the A2 particularly by those using public transport and the Manx Electric Railway. It is not just a fleeting view. From the site itself the MER is readily visible.
• o PA 12/01259/B proposed the replacement of the threshing barn with a garage building. The application made the specific statement that the outbuilding now proposed to be demolished was to remain.
• o 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 as seen from public places, particularly from its prime visitor attraction the Manx Electric Railway contrary to Strategic Plan Transport Policy 3.
• o There is no suggestion that the stone outbuilding is structurally unsound and it appears to be used in part for the uses proposed for the new building. It is not clear why a separate smaller traditional garage could not be constructed on site to the east of this outbuilding and hidden from view by it. Given the property has existed without a garage for a good many years, there appears no outright reason why, now, a garage is needed for as many as 4 vehicles.

6.3 The following organisations were consulted on 24 June 2025 but no comments have been received:

• o Garff Commissioners
• o Manx Utilities Authority - Electricity

7.0 ASSESSMENT Background Information

7.1 The current proposal follows the refusal of an earlier application for a replacement outbuilding on the site (25/90374/B). During the assessment of the present scheme, concerns were raised that it did not do enough to address the previous reasons for refusal and the applicant submitted amended plans in response. These omitted proposed storage within the roof space and lowered the height of the roof; removed external steps to the roofspace; and omitted the rooflights. The assessment below is based on the amended plans. - 7.2 The main issues for the determination of the present scheme are whether it is acceptable in principle in the countryside; and its effect upon the character and appearance of the area. Principle of the Development - 7.3 There are no specific policies in the Development Plan which deal with garages or other outbuildings within residential curtilages, either in the countryside or built up areas. However, the Standing Orders for Planning Committee specifically allow applications for "outbuildings within the existing curtilage of an existing building" to be determined under delegated powers, and these do not distinguish between outbuildings/curtilages in the countryside or in built up areas. Therefore, while the proposed development does not fall into the categories which General Policy 3 identifies as being acceptable in the countryside, it is a type considered acceptable in practice. - 7.4 The Strategic Plan generally encourages the reuse of existing buildings, but the outbuilding proposed to be replaced is not suitable for garaging and there is no other garage on the site. In this context, it is a positive feature of the proposal that the stone from the demolished barn would be used in the construction of the new building (Strategic Policy 1). The garage approved under 12/01259/B has not been built and the planning permission has expired. However, to avoid dispute over whether the previously approved development has

• commenced with the demolition of another old barn, a condition could be imposed upon any permission for the present proposal to ensure that only one garage is constructed. The applicant is amenable to this.
• 7.5 Overall, therefore, there is no specific conflict with Development Plan policy and the proposed development is acceptable in principle. This is subject to its specific effect upon the character and appearance of the countryside (see below). Whilst the previously refused application for a replacement building on this site, 25/90374/B, was considered against Development Plan policies concerning extensions to dwellings in the countryside, this was on account of the type and quantity of ancillary accommodation proposed. Only garaging and storage are proposed now and the proposal is clearly for an outbuilding rather than a dwelling. Consequently, such policies are not relevant. Character and Appearance
• 7.6 The residential property now on the site, built as a replacement dwelling, is a modern building sympathetically styled to look like a farmhouse. With its proposed stone, timber and natural slate finish, the outbuilding now proposed would also be styled to look like a farm building. If it were not for the garage doors, it would look rather like a stable block. Whilst the new building would be larger than the one it would replace, the site is spacious and could accommodate it easily without seeming overcrowded.
• 7.7 The loss of the existing barn, along with the one which has already been demolished to the north, would be regrettable because it is quite attractive and reflects the history of the site. However, as it could be demolished without planning permission, its retention could not be guaranteed and the building now proposed to replace it would itself be attractive and reflect the use of the site today. The new building would be in a similar position to the existing barn, maintaining the relationship to the house; and, as stated above, the stone from the demolished building would be reused in the new one.
• 7.8 Turning to the wider context, the site is set well back from Glen Mona Loop Road and is surrounded by fields and trees. In the public domain, it can only be clearly seen from the A2 and the Manx Electric Railway above to the west. These are important vantage points, particularly the Railway, but they provide a passing rather than an enduring view. In such a view, while some people might regard the site as unauthentic, many others are likely to see a pleasant dwelling and associated outbuilding in a rural setting, much as they would now, and the site would not spoil their experience of the Manx countryside. The proposed building would not look out of place and it would not detract from the distinctive characteristics of the area as identified in the Landscape Character Assessment.
• 7.9 For these reasons, the proposed development would respect the site and its surroundings and it would not be detrimental to the character of the countryside. It would therefore comply with General Policy 2(b) and (c) and Environment Policies 1 & 2 of the Strategic Plan. It would also comply with Transport Policy 3 regarding the view form the Manx Electric Railway. Other Issues
• 7.10 There are no near neighbours whose living conditions could be affected by the proposal; and there are no concerns in respect of Highway Safety. However, the applicant should be aware of the drainage advice provided by Highways Services and so it is recommended that a "Note" should be provided with the conditions.

- 8.0 CONCLUSION

8.1 The provision of a new outbuilding within the curtilage of an existing dwelling house is an acceptable form of development in the countryside in principle and the proposed

• development would not be harmful to the character and appearance of the area. It would comply with the relevant policies of the Development Plan and so it is recommended for approval.
• 9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 9.2 Article A10 sets out that the right to appeal is available to:

• o applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made : Permitted Date: 19.11.2025 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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