22 December 2025 · Planning Committee
Ballaslig, Ballacorey Road, Andreas, Isle Of Man, IM7 4el
The proposal involves building a detached garage with three bays and storage space above, accessed by an external staircase, on the site of a former cottage at Sycamore Cottage within a rural 11-acre holding.
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The proposals respect the site and surroundings in terms of the siting, layout, scale, form, design of the building, as the outbuilding is limited in size, set within the domestic curtilage of the per…
General Policy 2
Requires development to respect site/surroundings in siting, layout, scale, form, design, landscaping; not harm landscape/townscape character or amenities; incorporate existing features like trees; provide safe access/parking. Officer assessed proposal complies as garage is well-related to dwelling, screened, subservient scale, rural materials, tree mitigation, no amenity/highway harm.
Environment Policy 1
Protects countryside (land outside settlements/not zoned for development) from adverse effects unless overriding national need with no alternative. Officer found no adverse countryside impact due to domestic curtilage location, low visibility, appropriate design, and tree mitigation, justifying approval as functional ancillary building.
General Policy 3
Presumption against development outside zoned areas except specified exceptions (not including domestic outbuildings). Officer noted general restriction but approved due to established residential curtilage from prior dwelling approvals.
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.
Materials approval
The development shall be completed in accordance with the materials as indicated on approved drwg no. 23 1780LS/G/03. Reason: In the interests of the character and appearance of the site and surrounding area.
Tree planting scheme
The approved tree planting scheme shall be carried out in accordance with the approved details and DrNo 23 1780LS/G/06: Tree Details. The works shall be carried out during the first available planting season following the commencement of the development or in accordance with the programme agreed in writing with the Department. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department. Reason: To ensure the loss of trees on the site is mitigated in the interest of the environment and landscape character.
Tree protective fencing
No site works or clearance shall be commenced until protective fences which conform with British Standard 5837:2012 (or any British Standard revoking and re-enacting British Standard 5837:2012 with or without modification) have been erected on the site in accordance with drawing 23 1780LS/G/06: Tree Details. Unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for approved arboricultural or landscape works. Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.
Tree protection during development
No tree shall be cut down, uprooted, destroyed, pruned, cut or damaged in any manner during the development phase and thereafter within 5 years from the date of occupation of the dwelling, other than in accordance with the approved plans. In the event that retained trees become damaged or otherwise defective during the construction phase due to events outside of the applicant's control the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented. Reason: To ensure that retained trees are not removed, in the interests maintaining the amenities of the area and to ensure the visual impact of the development is mitigated.
Ancillary use only
The garage hereby approved may only be used as ancillary accomodation to the main dwellinghouse approved under planning approval 25/90299/B or any replacement of that approval. The internal layout of the garage hereby approved shall be in accordance with the approved details and retained as such therafter. The garage may not be used independently, including for any commercial or tourist use. Reason: the garage has been approved on the basis that it would form an ancillary building within the curtilage of the dwelling house approved under 25/90299/B.
No extensions or modifications
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2025 no external extensions or modifications to the garage shall be made. Reason: the design of the garage has been considered within the context of the main dwellinghouse and the site location, which is on land not designated for development.
No comments received
No comments received
No objection raised subject to tree protection plan, associated AMS, utility maps, specification of replanting species (small leaved Lime preferred), and closing off tree protection fencing
