Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 25/91113/B Applicant: Mr & Mrs Lucy & Rick Dacey Proposal: Replacement of existing greenhouse with summerhouse Site Address: Crondall Veg Ballamanagh Road Sulby Isle Of Man IM7 2HD Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 25.02.2026 Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions

C 1. 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.

This application has been recommended for approval for the following reason.

The proposed development would not harm the character and quality of the landscape complying with Environment Policy 1 and General Policy 2 of the Isle of Man Strategic Plan. Further the proposal has no adverse impacts upon public or private amenities.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 22.12.2025. Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Local Authority - No Objection

Officer’s Report

1.0 THE APPLICATION SITE

1.1 The application site is the residential curtilage of Crondall Veg, Ballamanagh Road, Sulby located on the western side of Ballamanagh Road and to the south of Sulby Village. The site is access via an existing entrance off Ballamanagh Road. The boundaries of the site are made up of mature landscaping.

2.0 THE PROPOSAL

2.1 The application seeks approval for the replacement of existing greenhouse with summerhouse. The proposed summerhouse would have a depth of 5m, width of 7m and a maximum height of 2.4m. The external walls would be finished with vertical cedar cladding. The existing greenhouse has a depth of 3.9m and a width of 6.3m.

3.0 PLANNING HISTORY

3.1 There are no previous applications which are considered relevant in the determination of this application.

4.0 PLANNING POLICY

4.1 In terms of local plan policy, the application site is identified on the Sulby Local Plan as "Woodland" not designated for development. The site is not within a Conservation Area.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of the planning application;

4.3 Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."

4.4 Environment Policy 3 states: "Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and seminatural woodlands, which have public amenity or conservation value."

4.5 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

• (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
• (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
• (c) previously developed land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
• (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
• (e) location-dependent development in connection with the working of minerals or the provision of necessary services;
• (f) building and engineering operations which are essential for the conduct of agriculture or forestry;
• (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
• (h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

4.6 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;

• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

5.0 REPRESENTATIONS

5.1 Lezayre Commissioners recommend an approval (06.02.2026).

6.0 ASSESSMENT

6.1 The principle issue to consider with this application is the potential visual impact of the works to the area and the existing dwelling and potential impacts upon neighbouring amenities. The potential visual impact of the works to the area and the existing dwelling

6.2 The proposed summerhouse would unlikely be especially apparent given its location to the rear of the dwelling and the landscaped boundaries to the site. The modest size, design and cedar cladding finish would be appropriate for the site and would be a structure which is common within residential gardens. Furthermore, the proposal would not harm the character and quality of the landscape. Potential impacts upon neighbouring amenities.

6.3 The proposal would unlikely to have any significant impacts upon neighbouring amenities given the significantly level of landscaping between the property and neighbouring properties. Further the works are modest in size and located away from neighbouring properties.

7.0 CONCLUSION

7.1 Accordingly, the proposed development would not harm the character and quality of the landscape complying with Environment Policy 1 and General Policy 2 of the Isle of Man Strategic Plan. Further the proposal has no adverse impacts upon public or private amenities. It is recommended that the application be approved.

8.0 Right to Appeal and Right to Give Evidence

8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

8.2 Article A10 sets out that the right to appeal is available to:

• applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National

Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.

8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.

8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• any appellant or potential appellant (which includes the applicant);
• the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• in the case of a petition, a single representative.

8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made : Permitted Date: 25.02.2026 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

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