6 November 2012 · Delegated - Senior Planning Officer
Harleys, Killane, Ballaugh, Isle Of Man, IM7 5bb
The proposal at the dormer bungalow Harleys sought permission for a 7m x 7m detached double garage with pitched roof, painted render walls, brown concrete tiles, and white uPVC windows, sited 3.5m from the house rear within the existing curtilage.
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The officer assessed the site as constrained by its countryside location in an Area of High Landscape or Coastal Value and Scenic Significance (AHLV), applying General Policy 3 (presumes against devel…
General Policy 3
Presumes against development outside zoned areas except specific cases (e.g. ag housing, rural building conversion, replacements). Officer found no exceptions applied; proposal was unwarranted domestic intrusion and visually intrusive garage not essential agriculture/services/interpretation etc.
Environment Policy 1
Protects countryside/ecology outside settlements/zones unless overriding national need with no alternative. Site in countryside; no overriding need shown, harm to character from intrusion outweighed any highway benefits.
Environment Policy 2
Protects AHLV character as paramount unless no harm or essential location. Garage size/height obtrusive/visible from highway in AHLV; curtilage extension harmed openness despite screening; no evidence of no harm.
no objections to the proposal
Ballaugh Parish Commissioners have no objections to the proposed development, while a neighbouring resident objects due to visual impact on views and from the road.
Key concern: visual impact blocking scenic views from neighbouring property
Ballaugh Parish Commissioners
No Objectionmy Commissioners have now considered the above proposed development, and have no objections thereto
Steve Skillicorn (Crawyn House)
ObjectionThe new building... would still block out a lot of the most beautiful scenic views we have from our kitchen window.; The elevation we would see from our property would be the rear of the garage which would have a very large and unsightly roof.; If the roof was lower, or even flat, the garage would be much less obstructive to the views.; this new garage block will be almost as large as the recently extended house and will have a visual impact when travelling in both directions of the A10 road
The original application (11/01229/B) for a detached garage/store with study/office above, new vehicular access/drive, and domestic curtilage extension at Harleys, Killaugh, Ballaugh was refused by the Department for breaching countryside policies. The appellant argued need for garaging/parking, poor existing access, home working benefits, screening, and no agricultural viability of the field. The inspector found the outbuilding comparable to a dwelling in bulk/height, visually intrusive, spreading domestication despite screening, and not justified by personal needs or access improvements, conflicting with IoMSP policies GP3, EP1, EP2. The Minister accepted the inspector's recommendation to dismiss the appeal.
Precedent Value
Demonstrates strict application of GP3/EP1/EP2 in AHLV; outbuildings must be ancillary/minimal, curtilage extensions heavily restricted even for access/needs; alternatives within existing curtilage preferred.
