22 December 2025 · Committee
Abbey Mill Lodge, Bridge Road, Ballasalla, Isle Of Man, IM9 3da
The application sought to erect a replacement detached dwelling on open land to the north of the existing bungalow at Abbey Mill Lodge, Bridge Road, Ballasalla, along with a detached garage, workshop near the Bridge Road boundary, and a greenhouse close to the boundary with Mill Cottages. The proposed dwelling would have white rendered gable elevations to the east and west, but the north and south elevations and the central linking section would be clad in black metal standing seam panels, with a metal standing seam roof including integrated solar panels. The site lies within the Silverdale Conservation Area, bordered by Mill Cottages to the north, mature trees along the eastern and western boundaries, and the Silverburn watercourse to the west. The Planning Committee refused the application on four grounds: the extensive use of black metal was found to harm the character and appearance of the Conservation Area, failing the statutory test under Section 18(4) of the Town and Country Planning Act 1999; the materials were out of keeping with the stone, render and slate of surrounding buildings; the siting of the new dwelling in close proximity to large mature trees on both boundaries created a significant risk of pressure for damaging pruning; and the tall, black metal-clad north elevation would be overbearing and potentially overlooking to the much smaller Mill Cottages next door.
The committee refused the application because the extensive use of black metal cladding on the dwelling and across the site was incompatible with the character of the Silverdale Conservation Area and the materials used in the locality. The new dwelling's siting close to mature trees on both boundaries raised a serious risk that future pressure for pruning would threaten the trees' health. The tall north elevation was also found to be overbearing and to risk overlooking the occupiers of the neighbouring Mill Cottages.
Refusal Reasons
requires development to protect or enhance the fabric and setting of Conservation Areas
R 1
requires development to preserve or enhance the character or appearance of Conservation Areas
R 1
Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
requires regard to be had to the use of local materials and character in the design of new development
R 2
requires development to make a positive contribution to the environment of the Island
R 2
Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies. 4.4 Economy 4.4.1 The Spatial Strategy identifies the Major Employment Areas around the Island. While the majority of business and employment is focused around the Douglas Metropolitan Area, there are other major employment areas at Castletown, the Airport/Freeport, Peel, Ramsey and Jurby. The Department considers the distribution of employment areas provides a spread of employment opportunities around the Island. While recognising the opportunities for small scale local employment within existing centres it is considered new employment should, in the main, be concentrated within existing settlements or those major employment areas referred to in the Island Spatial Strategy and illustrated on the Key Diagram. Existing Local and new Area Plans will provide detailed boundar ies for these areas. From time to time Government may judge it appropriate to offer financial incentives to encourage economic activity or investment in particular parts of the Island.
requires development to take account of the particular character and identity of the immediate locality
R 2
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
incorporate where possible existing topography and landscape features, particularly trees and sod banks
R 3
not affect adversely the amenity of local residents or the character of the locality
R 4
Demolition of existing building and erection of a replacement detached dwelling with integral garage, associated greenhouse, summerhouse and workshop and reestablish existing access onto Mill Road
earlier application for the demolition of the existing dormer bungalow on the site and the erection of a new detached house with ancillary outbuildings
Registered Building Consent for demolition elements to PA 24/00528/B
Registered Building Consent was granted separately for the demolition of the dormer bungalow
Conversion of former chapel to a dwelling
relates to the building adjacent to the site to the west
