20 November 2025
Glion-Shugal, Glen Road, Ballaugh, Isle Of Man, IM7 5jd
Appeal against the refusal for erection of single-storey dwelling
Erection of single-storey dwelling
Installation of a 1140 litre LPG tank
Erection of garage/store to replace existing cowshed
Extension to dwelling and creation of covered passage way
Erection of garage/store
Change of use of domestic dwelling to self-catering accommodation, Glion Shugal, Ballaugh Glen, Ballaugh.
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DEFA Planning Officer rebuttal statement for appeal AP25/0020/1 (PA 24/00859/B) reinforces refusal of single-storey dwelling outside settlement boundary, citing policy conflicts on principle of development, landscape impact, and tree removal.
Key concern: site outside defined settlement boundary and contrary to Strategic Policy 2, Housing Policy 4, General Policy 3
DEFA Planning Officer
ObjectionThe subject site remains demonstrably outside the defined settlement boundary of Ballaugh and is located on land unallocated for development within the 1982 Development Plan.; The proposal remains contrary to: Strategic Policy 2, Housing Policy 4, and General Policy 3 (principle of development); Environment Policy 2 and General Policy 2(b & c) (landscape impact); Environment Policy 3 and General Policy 2(f) (tree removal and arboricultural impact).; The Department respectfully maintains its recommendation for refusal.
Department of Infrastructure Flood Risk Management team
No ObjectionThe Department of Infrastructure’s Flood Risk Management team raised no objection, recommending only that appropriate freeboard be incorporated into the design.
Conditions requested: appropriate freeboard be incorporated into the design
DEFA Planning refused application PA 24/00859/B on 19 May 2025 by Planning Committee for three reasons: location in countryside contrary to Strategic Policy 2, Housing Policy 4, and General Policy 3; conflict with countryside character under EP2 and GP2(b&c); and unacceptable removal of category B silver birch T2 under GP2(f) and EP3. Appellant argued the site forms part of a group of houses under Strategic Plan section 8.8, with low-value trees and biodiversity enhancements. Council defended strict countryside policies, rejecting group of houses claim. Inspector Jennifer Vyse found the site in open countryside, not a policy-defined group, with harmful impact on character despite landscaping, recommending dismissal. Minister accepted the recommendation and dismissed the appeal.
Precedent Value
Reinforces strict countryside protection; groups of houses require formal designation in Area Plans per 8.8.3, not appeal-stage arguments. Future applicants need robust arboricultural evidence and should await Area Plan updates rather than challenging boundaries via appeals.
Inspector: Mrs Jennifer Vyse DipTP, MRTPI, DipPBM
