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Application No.: 25/90617/B Applicant: Mr & Mrs Glenn Jamieson Proposal: Erection of garden store with attached carport Site Address: Elly Veg Ellenbrook Farm Old Castletown Road Douglas Isle Of Man IM4 1AJ Planning Officer: Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 13.08.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Reason: The application proposes a garden store with attached carport and has been considered as such and for no other purpose and site is within an area not designated for development.
The proposal does not harm the character and streetscene of the area nor neighbouring amenities. It is considered to comply with General Policy 2 and Environment Policy 1 of the Strategic Plan and the Residential Design Guide.
This approval relates to the documents and cover letter and drawing no. 01, 02, 03, which have all been received on 19th June 2025.
It is recommended that the following organisations should NOT be given the Right to Appeal: Braddon Parish Commissioners - No objections DoI Highway Drainage - Objection does not relate to material planning considerations
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The site is Elly Veg, Ellenbrook Farm, Old Castletown Road, Braddan, a detached house located northwest of Old Castletown Road, not too far from the south of its junction with Castletown Road. The site is accessed from a junction on the road to the east corner of the site. The existing house has a pitched roof, and the north part is finished in timber cladding.
2.0 THE PROPOSAL - 2.1 The proposed work is the erection of a carport and a garden store. The proposed building has timber cladding and a mono-pitched roof. It is approx. 14.6m long and 3.1m high (to ridge). - 2.2 The carport section is approx. 9.6m long and 5.8m wide. The only wall is shared with the garden store. It can accommodate three cars. - 2.3 The garden store is approx. 5m long and 7m wide. There are windows on the east and north elevations.
3.1 Conversion of existing agricultural building into residential property was APPROVED under PA 16/01150/B. This application creates the dwellinghouse that serves as the base for the current application. - 3.2 Erection of a single storey extension to side elevation was APPROVED under PA 21/00758/B.
4.1 The site is not within any area designated for development in the Area Plan for the East, meaning it is considered part of the countryside. Strategic Policy - 4.2 The Isle of Man Strategic Plan 2016 (IOMSP) contains the following policies that are considered materially relevant to the assessment of this current planning application:
4.3 The Isle of Man Strategic Plan has no assumption in favour of new development. In decision-making, approval should usually not be granted where a planning application conflicts with the Plan. PPS and NPD - 4.4 No planning policy statement or national policy directive is considered materially relevant to this application.
Strategy and Guidance
5.1 The Residential Design Guide (July 2021) contains the following guidance that are considered materially relevant to the assessment of this current planning application:
6.0 REPRESENTATIONS This section is a summary. The original texts of the consultations and comments received are available on the Planning Application Search on the government website.
6.1 Braddan Parish Commissioners have no objection to this application (09.07.2025).
6.2 DoI Highway Drainage writes in (24.07.2025) to inform the applicant that no surface water should be discharged onto a public highway. - 7.0 ASSESSMENT Elements of Assessments
7.1 The primary considerations are the impact of the proposal on:
7.2 While the proposal does not comply with General Policy 3, it is considered to be within proximity of the existing house. The proposed building is also considered to be incidental to the enjoyment of the house. Therefore, the proposal is considered acceptable as a development in the countryside.
7.3 The building is in a similar style to the main house. Therefore, the proposal is considered unlikely to harm the character of the countryside. - 7.4 There is no neighbouring property within 20m of the proposed building, so there is no impact on neighbouring amenities.
8.1 The proposal does not harm the character and streetscene of the area nor neighbouring amenities. Therefore, it is considered to comply with General Policy 2 and Environment Policy 1 of the Strategic Plan and the Residential Design Guide and is recommended for an approval. - 9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
9.1 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).
9.2 Article A10 sets out that the right to appeal is available to:
9.3 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. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
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: 14.08.2025 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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