Officer Report

Application No.: 18/00268/B Applicant: Mr Brian Leece Proposal: Erection of detached garage to serve dwelling approved under PA 1700156B Site Address: Outbuildings At Knockbreck Kerrowgarrow Road Greeba Isle Of Man Head of Development Management: Steve Butler Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 28.11.2025 _________________________________________________________________

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The boundary wall as shown on 'side elevation' and 'front elevation' on drawing number 1379.G4 (date received 16/04/2019) shall be retained in perpetuity.

Reason: In the interest of visual amenity and to maintain suitable boundary between the site and road edge.

Plans/Drawings/Information; This approval relates to the following:

• o drawing no: 1379.G4
• o covering letter

• both date stamped and received 16/04/2019

• o location plan date stamped and received 09/02/2017
• o ground floor plan only of drawing number 1379.G1 date stamped and received 14/03/2018

_________________________________________________________________ Interested Person Status

None

_________________________________________________________________ Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is an irregularly shaped parcel of land that was approved under PA 17/00156/B for alteration and extension to redundant outbuildings to create a residential dwelling. The site, located at 'Knockbreck', Greeba, and which bounds the A3 / TT route.

2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the erection of a detached garage to the south of the approved dwelling. The proposed garage is to be positioned along the boundary with the main road. - 2.2 The proposed garage is to be 5m wide and 7m long and with its longest elevation running parallel with the main road. The access door will be located on the west elevation facing towards the approved vehicle access of PA 17/00156/B. The garage is to be finished in render and installed with slate roof.

- 3.0 PLANNING HISTORY

3.1 The application site has been subject to one planning application considered material to the assessment of the current application; PA 17/00156/B for alteration and extension to redundant outbuildings to create a residential dwelling. This was approved subject to a number of conditions relating to tree planting, the provision of the replacement access and visibility splays, the closing up of the existing access and the provision of all car parking and manoeuvring space. - 4.0 PLANNING POLICY

4.1 The site falls within an area not designated for development on the 1982 Development Plan and also within an Area of High Landscape Value. The site is not within a conservation area, there are no registered trees on the site nor is there any risk of flooding in the area of the proposed garage.

4.2 The site was granted for the conversion and alteration of the outbuildings into a new dwelling by 17/00156/B. It is not uncommon for dwellings to have associated garages and other domestic structures such as sheds and greenhouses, in fact the Permitted Development Order allows for such subject to conditions. - 4.3 Given the countryside location the following policies of the IOM Strategic Plan 2016 are considered relevant in the assessment:

• o Strategic Policy 1 - make best and efficient use of sites and utilising existing infrastructure
• o Strategic Policy 2 - new development directed to towns and villages
• o Strategic Policy 4 - Protection of built heritage and landscape conservation
• o Strategic Policy 5 - promotes good design
• o Strategic Policy 10 - sustainable transport
• o General Policy 2 - general development standards including visual and amenity
• o General Policy 3 - exceptions to development in the countryside
• o Environment Policy 1 - protection of countryside
• o Environment Policy 2 - protection of AHLV
• o Environment Policy 42 - Designed to take into account local character and identity
• o Community Policy 7 - designed to prevent criminal and antisocial behaviour;
• o Community Policies 10 & 11 - implement best practice so as to reduce the outbreak and spread of fire

• o Transport Policy 4 - Highway safety
• o Transport Policy 7 - Appendix 7 - parking standards
• o Infrastructure Policy 5 - methods for water conservation

4.5 Reference any relevant PPS or NPD

• None

- 5.0 OTHER MATERIAL CONSIDERATIONS

5.1 Legislation o Town and Country Planning (Permitted Development) Order 2025. - 5.2 Policy/Strategy/Guidance o Manual for Manx Roads

6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. - 6.1 DOI Highway Services - do not oppose (30/04/2019) -

6.2 German Parish Commissioners - no objection (19/06/2019)

6.3 The following were consulted but not response received at the time of writing the report 27/11/2025: o DEFA Fisheries - 7.0 ASSESSMENT

7.1 Approval is sought for the erection of a new domestic single garage adjacent to the existing cluster of buildings at 'Knockbreck' situated along the main road running through Greeba. There are no other works proposed and no changes to any accesses and so the key considerations relates to the principle and visual impact of the proposed garage.

7.2 While the site is not designated for development and there are no specific policies within the IOM Strategic Plan 2013 that specifically relate to the erection of private garages within the countryside, it is not uncommon for such garages to be associated with existing dwellings and many are found across the countryside within close proximity to the main dwellings. In fact the Permitted Development Order (PDO) allows for such private garages within residential curtilages subject to conditions, although this proposal would not fit within the PDO criteria and so requires planning permission.

7.3 The proposed garage sits nearest to the main road and so views will be achievable by passing members of the public, however given that the garage is to sit lower than the main road and with the intervening stone boundary wall means that these views are expected to be limited to the eaves and roof and its prominence within the streetscene reduced. The proposal is not expected to result in any significant adverse visual impacts and its siting near to the existing built development means it will be read in association with the existing building group and not as an isolated building in the countryside. The proposal is not considered to result in any adverse harm to the overall appearance or character of the area nor to result in any adverse spread of development into the countryside. - 8.0 CONCLUSION

8.1 The proposed garage is to be located in the countryside and where there are no specific policies supporting private domestic garage. However, taking into consideration the location of the garage within the existing building group and in proximity to Knockbreck, and its acceptable design (single storey and single footprint) sitting lower than the main road and not resulting in any adverse visual harm that an exception to development can be made in this

case. For these reasons the application is considered to fall within the bounds of Environment Policies 1 and 2, General Policy 2 (b, c, g) of the IOM Strategic Plan 2016.

INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

8.2 The decision-maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed in Article 6(4) who should be given

Interested Person Status.

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: 02.12.2025 Determining officer

Signed : A MORGAN Abigail Morgan Principal Planner

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