3 December 2025 · Delegated - Principal Planner (A MORGAN, Interim Director of Planning and Building Control)
Thal Loo Glass, Nassau Road, Dogmills, Ramsey, Isle Of Man, IM7 4aq
The proposal involves building a detached garage measuring 6.2m wide x 10.4m deep x 5.4m high to the ridge, with rendered blockwork walls matching the house, natural slate pitched roof, and single skin construction for parking four private cars.
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The officer assessed that the garage is an acceptable form of development in the countryside in principle as an outbuilding within the existing residential curtilage, per Standing Orders allowing dele…
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs development away from countryside except in defined circumstances; none specifically apply to garages/outbuildings, but proposal accepted in principle as curtilage ancillary structure without breaching countryside restrictions.
Spatial Policy 5
Requires new development to make positive contribution to environment; garage's design, materials and tree screening ensure no harm to character, thus compliant.
General Policy 2
Requires respect for site/surroundings in siting/layout/scale/design (b), no adverse landscape/townscape impact (c), incorporate trees (f), no harm to amenities (g), adequate parking/access (h); all tests passed due to plot width, complementary design, tree retention, minimal amenity effects and existing driveway use.
General Policy 3
Sets countryside development permissions; garage not in listed acceptable categories but deemed acceptable via delegated powers for curtilage outbuildings without countryside distinction.
Environment Policy 1
Protects countryside for its own sake; no significant adverse effect from garage due to setback, screening and context with nearby dwellings.
Environment Policy 2
Prioritises landscape character in high value areas; garage not unduly prominent or harmful, softened by trees and fitting local building line.
Transport Policy 7
Requires two parking spaces for residential; garage provides space for four private cars on existing driveway/turning area, no loss of parking.
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.
Tree Protection Plan
No site works or clearance shall be commenced until a Tree Protection Plan demonstrating how the remaining Root Protection Area of the Sycamore to the immediate south of the building hereby approved will be protected during construction has been submitted to and approved in writing by the Department. The Plan shall include information about the placement and specification of any fencing and/or ground protection to be used. Works shall take place in accordance with the approved details. Reason: To secure the retention of the tree in the interests of the character and appearance of the area.
Materials approval
The materials used to construct and finish the building hereby approved shall be as specified on Drawing No SM25/632/1 unless alternative materials are otherwise submitted to and approved in writing by the Department. Reason: In the interests of the character and appearance of the site and surrounding area.
Private cars only
The building hereby approved shall be used for the parking of private cars only and shall not be used for the parking or repair or maintenance of commercial vehicles. Reason: To safeguard the rural character of the area and in the interests of neighbouring residential amenity.
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 Thal'loo Glass as identified on the approved plans and shall not be occupied as an independent dwelling unit. Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.
No objection subject to advice (no surface water runoff to highway)
No objection
No objections whatsoever
This document contains an applicant's response to a Tree Officer consultation and a tree assessment report, not direct statutory consultee responses. No formal objections from consultees; tree assessment concludes minimal impact on the sycamore tree.
Key concern: construction impact on retained trees and deep dig for foundations
Bride Parish Commissioners
No Objectionthe Bride Parish Commissioners had no objection to my clients proposal
Tree Officer
no registered trees would be impacted but he suggests that there are a number of large trees and it is likely that construction would have an impact upon the retained trees; whilst the Applicant notes there are no changes in levels it appears that a fairly deep dig is required to install strip foundations; The Tree Officer has suggested that an Arboricultural Impact Assessment be carried out
GreenScene Ltd (Arboricultural Consultant)
Conditional No Objectionthe proposal should have minimal detrimental impact to the tree during and post construction; the proposed development is acceptable with minimal potential for disturbance and compaction to the tree; and that extra safeguarding could be managed through appropriate tree protection measures; Low category seek removal as part of the proposed development or the tree should be protected by an agreed tree protection plan
Conditions requested: prebuild the crown raising of x2 branches back to the main stem; installation of brush or mesh gutter guards; 0.5 to 1m reduction to the North/Northwest as required; inspections every 24 months or after extreme weather events; tree protection plan
