Officer Report

Application No.: 25/90670/B Applicant: Mr Michael Atherton Proposal: Erection of detached garage (amendments to 24/00661/B) Site Address: Cronkbreck House Main Road Greeba Isle Of Man IM4 3LG Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.08.2025 _________________________________________________________________

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.

• C 2. The development hereby approved shall only be used for purposes ancillary to the host dwellinghouse of Cronkbeck House and shall at no point be converted to living accommodation, either in conjunction with the host dwellinghouse or as separate independent living accommodation.

Reason: The application has been purely assessed on the basis of comprising garaging and storage for vehicles. Any change to this use would require further assessment which may be deemed inappropriate in the context of the site's location within the open countryside and an area not zoned for development.

• C 3. All existing trees shall be retained, unless shown on the approved drawings as being removed. All trees on and immediately adjoining the site shall be protected (As shown on drawing 1702 - BC11) from damage as a result of works on the site, to the satisfaction of the Department in accordance with British Standard BS5837:2012 (Trees in relation to Design, Demolition and Construction -Recommendations) for the duration of the works on site and the development is completed.

In the event that trees become damaged or otherwise defective during such period, the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented. In the event that a tree dies or is wilfully removed without prior consent it shall be replaced as is reasonably practicable and, in any case, by not later than the end of the first

available planting season, with trees of such size, species and in such number and positions as may be agreed with the Department.

Reason: to ensure the continuity of amenity afforded by existing trees. This application has been recommended for approval for the following reason.

The proposed building is considered to be acceptable in principle in this countryside location and of an appropriate form, mass and design without detriment to the character of the wider locality, in compliance with General Policy 2 and Environment Policy 1.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 10.07.2025. _________________________________________________________________ Right to Appeal None _________________________________________________________________ Officer’s Report

1.0 THE SITE - 1.1 The application site comprises the detached traditional dwellinghouse and associated curtilage of Cronkbeck House, a sizable plot bounded by mature woodland to the east, with a mature tree line extending around the remainder of the site's perimeter. The majority of the site is laid to lawn, with an area of parking and additional hardstanding present to the immediate east of the dwelling, together with an additional area of lawn bounded by hedging immediately to the north bordering the principal highway. - 1.2 The site benefits from dual vehicular access to the north-east off the Peel Road and from the south-west off Kerrowgarrow Road. The site is located directly opposite Cronkbeck Farm to the north on the opposite side of the road, and forms part of largely dispersed residential development extending from Cronkbeck Farm in the west to Greeba Bridge to the east.

2.0 THE PROPOSAL - 2.1 Planning permission is sought for the erection of detached garage (amendments to 24/00661/B) in the curtilage of Cronkbeck Housing for the purposes of vehicular storage for up to 2 vehicles. The proposal would have a pitched roof and finished in painted render, stone slip to plinth and a slate roof. The building would comprise dimensions of 7m in depth by 8.9m in length, with a maximum ridge height of circa. 4.8m. - 2.2 For information the recent approval for an larger garage had a dimensions of 7m in depth by 16.05m in length, with a maximum ridge height of circa. 4.6m, and be split between a conventional garage with parking for 2 vehicles and an open car port with parking for 3 vehicles.

2.2 The building would be partially sited on an area of concrete occupied by 2 sheds to the immediate east of the current parking area. - 3.0 PLANNING HISTORY

3.1 Various applications to extend and alter the dwelling have been submitted and approved over the years; however, only the following are considered to be of material relevance to this application;

3.2 Erection of detached garage / carport - 24/00661/B - APPROVED - 3.3 Minor changes to 24/00661/B - Erection of detached garage; removal of car port facility, window/door alterations, adjustment to roof design - 25/90669/MCH - PENDING CONSIDERATION - this is identical for the current proposal under consideration.

- 4.0 PLANNING POLICY

4.1 The application site is identified on the 1982 Development Plan as 'white land' and therefore within an area of countryside that is not designated for development. The site is not within a Conservation Area or an area of high flood risk.

4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application; Strategic Policy

• 2 Priority for new development to identified towns and villages
• 3 To respect the character of our towns and villages 5 Design and visual impact

Spatial Policy 5 Development in the countryside in accordance with General Policy 3

General Policy

• 2 General Development Considerations
• 3 Exceptions to development in the countryside

Environment Policy 1 Protection of the countryside

- 5.0 REPRESENTATIONS

5.1 German Parish Commissioners - No objection. (06.08.24) 5.2 Highway Services - No highways interest. (21.06.24) 6.0 ASSESSMENT 6.1 The site falls outside of a defined settlement boundary within the open countryside, is not designated for residential development within the Development Plan and does not technically accord within one of the defined exception criteria outlined in General Policy 3.

6.2 Housing Policies 15 and 16 make provision for the extension to dwellinghouse within the countryside, however no provision is made within the Strategic Plan for the erection of ancillary buildings within the curtilage of established and lawful dwellings. Notwithstanding this however, the general approach of the Department is to support the erection of proportionate ancillary structures, provided they are of an appropriate design, scale and siting, would not result in an adverse impact upon the wider landscape setting, safeguard residential amenity and be clearly ancillary and subordinate in nature and use. It is further noteworthy that the erection of ancillary outbuildings and garages may be permissible under permitted development, in accordance with the Town and Country Planning (Permitted Development) Order 2025, which is a strong material planning consideration.

6.3 In this instance, whilst the development proposed would exceed the parameters of that which could be constructed under permitted development, it is clear that the building would be used for purposes ancillary to the host dwelling and of a moderate scale and footprint in the context of the wider curtilage. Furthermore, the approval of a larger garage/car port is a

• significant material consideration. The principle of development is therefore considered to be acceptable.
• 6.4 The design and scale of the proposed building is considered to be modest and in proportion to the host dwelling, whilst clearly to be used for a purpose ancillary to the principal property. The resultant structure would be largely shielded from view from outside of the application site due to the presence of mature trees and hedgerows surrounding the plot on all sides, and be in any case of a modest scale so as not to appear unduly prominent within the context of wider landscape views. The external palette of materials is also considered to be acceptable and appropriate in the site's context. The development is therefore deemed to be compliant with General Policy 2 (b) and (c).
• 6.5 No objections have been raised by Highways Services over the proposals, which would not interfere with the site's existing access and driveway, or indeed current parking provision serving the dwelling.
• 6.6 While concerns from Forestry are noted, the current extent planning permission which is larger in size could be implemented and potentially have a greater impact.

- 7.0 CONCLUSION

7.1 The proposed building is considered to be acceptable in principle in this countryside location and of an appropriate form, mass and design without detriment to the character of the wider locality, in compliance with General Policy 2. - 7.2 The application is therefore recommended for approval. 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:

• o 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):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o 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: 14.08.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/ customers and archive record.