21 December 2006 · Director of Planning and Building Control (M. I. McCauley)
Ballavale New Farmhouse, Ballavale Road, Santon, Isle Of Man, IM4 1eh
The application sought approval for a detached building providing covered parking for three vehicles plus a self-contained 'granny flat' with two bedrooms, bathroom, and living room/kitchen above, finished in rendered walls and natural slates, located in the curtilage of an existing farmhouse amid fields near the Isle …
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The officer concluded that whilst there was no objection to new detached garaging, the proposed building involved almost a full two storeys with self-contained living accommodation (two bedrooms) that…
Do not oppose subject to sight lines of 2 metres by 23 metres at the access
no objection - request contact for supply and safety
SPMC&E objects to the application as it amounts to a new house in the countryside; Isle of Man Fire and Rescue Service requires consultation on fire safety regulations; Manx Electricity Authority requests contact due to nearby cables/lines; Santon Commissioners have no comment but note it could be seen as a new dwelling.
Key concern: amounts to a new house in the countryside
Society for the Preservation of the Manx Countryside & Environment
ObjectionVery similar to 06/1736 commented upon last week: This will look like, and clearly amounts to, a new house in the countryside, albeit one with garaging beneath and the Society will OBJECT accordingly.
Isle of Man Fire And Rescue Service
No CommentApplicant to consult the Fire Safety Department as the proposal (may) fall within the scope of the Fire Precautions (Plats) Regulations. 1996
Conditions requested: Applicant to consult the Fire Safety Department
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application. Please contact our Network Operations Department...
Conditions requested: condition of planning be that the applicant must contact the Authority; Contact our Network Operations Department... to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site; Contact the M.E.A. for Electrical Site Safety 5 documents... before any work is carried out on site; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
Santon Commissioners
No CommentThis could be considered to be a new dwelling in the countryside but is mitigated by being completely hidden from view. It is a moot point however, because it is hidden, whether it is therefore acceptable as a separate dwelling.
The appeals involved proposals for two-storey detached garage blocks with games rooms or storage above at rural sites in open countryside/Areas of High Landscape Value. Original refusals cited visual impact tantamount to new dwellings and scale disproportionate to existing dwellings/sites. Appellants argued proposals screened industrial uses, matched existing structures, and were supported by consultees; councils defended refusals emphasizing countryside protection policies. Inspectors found proposals created excessive built form, appeared as additional dwellings, and could not be justified despite screening needs, recommending dismissal in all cases. Ministers accepted inspectors' recommendations, confirming refusals.
Precedent Value
These appeals establish that in open countryside/Areas of High Landscape Value, detached two-storey garages with upper accommodation will be refused if resembling new dwellings in scale/massing, regardless of screening needs or consultee support; single-storey or closely-linked extensions more likely to succeed.
Inspector: Terrence Kemmann-Lane (AP 06/0062); David G Hollis (AP 06/00109, AP 2652)
