24 December 2025 · Delegated - Principal Planner (A MORGAN, Interim Director of Planning and Building Control)
Ballacubbon, Grenaby Road, Ballabeg, Castletown, Isle Of Man, IM9 4hd
The proposal involves demolishing two detached single-storey outbuildings (utility and potting shed/garden room) and replacing them with a single-storey extension linking to the existing kitchen at Ballacubbon Farmhouse, a traditional two-storey Manx farmhouse with converted barn and annex, on a 0.8-acre site surrounde…
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The officer assessed the proposal against General Policy 2 of the Isle of Man Strategic Plan 2016, focusing on design, scale, siting, and impacts on character, amenities, and trees.
General Policy 2
GP2 permits development in line with zoning if it respects site/surroundings in siting, layout, scale, form, design; does not adversely affect character, amenities, habitats, or traffic; protects trees; and provides satisfactory standards. The officer tested the amended extension's traditional design, reduced size, L-shaped footprint, and location against the farmhouse character, finding it subordinate and in keeping, with no amenity or tree impacts, fully complying after overcoming prior visual concerns.
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.
Ancillary use only
The two bedrooms hereby approved shall only be used in association with the main dwelling house "Ballacubbon Farmhouse" and for purposes incidental to the use of main dwelling house "Ballacubbon Farmhouse" as a single dwelling, for no commercial or business purposes and only in accordance with the internal layout shown on plan 03. Reason: The application does not propose to create separate units of accommodation within the site and has not been considered as such; to prevent the accommodation being used as separate dwelling which is unrelated to the main dwelling house; and avoiding any future fragmentation of the curtilage.
Tree and hedge retention
The existing trees and hedges shall be retained in accordance with the approved details shown on drawing 03. Any retained tree or hedge which within five years of the approved development being occupied or completed (whichever is the later) dies, is removed or becomes seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department. Reason: To safeguard the appearance of the development and the surrounding area.
Tree protection fencing
No development may be commenced nor any equipment, machinery or materials be brought onto the site for the purposes of the development until fencing has been erected in the location shown on the approved site plan 03 in accordance with the recommendations of Section 6.2.2 of British Standard 5837:2012. The fencing shall be maintained in position until the development is complete. Within the Construction Exclusion Zone implemented in accordance with this condition, nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit, without prior written consent of the Department. The CEZ implemented in accordance with this condition shall be maintained in position until the development is complete. Reason: to ensure that all trees to be retained are adequately protected from damage to health and stability throughout the construction period in the interests of amenity.
no objection
