17 November 2025 · Planning Committee
Ballacrebbin Cottage, Jurby Road, Andreas, Isle Of Man, IM7 2ej
The proposal sought approval for incorporating 625sqm of adjacent Class 3/4 agricultural land (part of Field 122703) into the existing 1670sqm residential curtilage of Ballacrebbin Cottage, a two-storey detached dwelling with garage and equipment store, to provide more usable garden space given constraints from hardsta…
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The proposal represents a modest 37% increase (625sqm) to curtilage in Class 3/4 agricultural soil outside settlement boundaries, where GP3 and EP1 establish a presumption against countryside developm…
General Policy 3
Presumption against development outside allocated sites except specific exemptions; proposal does not meet exemptions but justified by limited scale, no harm, and proportionality despite countryside location.
Environment Policy 1
Protects countryside and ecology; extension visually recessive, screened, no trees/habitats affected, remains lawn, no adverse landscape or biodiversity impact.
Environment Policy 14
Prevents loss of Class 1-2 agricultural land; site is Class 3/4, small area (625sqm) from larger field, no fragmentation or viability loss.
General Policy 2
General development considerations including neighbour amenity and character; no overlooking/shadowing (large separations), enhances site amenity without visual harm.
Strategic Policy 4
Protect/enhance landscape quality; proposal contained within existing vegetation, no disruption to rural character.
Spatial Policy 5
Design and visual impact; visually recessive, no built form, conditions prevent future incongruous development.
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.
No structures or enclosures
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2025 (or any Order revoking and/or re-enacting that Order with or without modification): no free-standing buildings or structures; and no gate, fence, wall or other means of enclosure (other than as required by condition 3), shall be erected or altered within the extension to the curtilage of the dwelling hereby approved. Reason: In the interests of the character and appearance of the development and to ensure that the finished appearance of the development will enhance the character and visual amenities of the area.
Boundary treatment
Prior to the land being included within the residential curtilage, the entire boundary between the extended curtilage and the adjoining field, including the rear and side boundaries, shall be formed by one of the following: (a) a planted hedge of native species, (b) a Manx hedge constructed in accordance with Planning Circular 1/92, or (c) post-and-wire fencing supplemented by established vegetation. Appropriate gated pedestrian access shall be incorporated into the boundary treatment to enable access to the adjoining field. Photographic evidence confirming the boundary's establishment shall be submitted to the Department within 1 month of this work being carried out. Any plants that die, are removed, or become seriously damaged or diseased within 5 years of planting shall be replaced in the next planting season with others of similar size and species. The residential curtilage shall be laid out in accordance with the submitted plan and retained as such thereafter. Reason: To reflect the historic curtilage associated with the dwelling and ensure the entire boundary is clearly defined in the interest of protecting the countryside, in accordance with EP1, SP4, and GP2.
Curtilage as per plan
The residential curtilage shall be laid out and retained in accordance with the red-edged boundary shown on the submitted Site Location Plan - Ballacrebbin Cottage (dated 24/09/2025). Reason: To ensure the curtilage is clearly defined and accords with approved details in accordance with EP1, SP4, GP2.
