24 December 2025 · Delegated
Ballacubbon, Grenaby Road, Ballabeg, Castletown, Isle Of Man, IM9 4hd
The proposal was to replace two existing detached outbuildings with a single-storey extension on the south-east elevation of the existing dwellinghouse at Ballacubbon Farmhouse, Grenaby Road, Ballabeg. The site is the residential curtilage of the property, a traditional two-storey Manx farmhouse style building with attached tone barn accommodation and a single-storey annex. The outbuildings are described as being to the south-east of the single-storey annex. The decision was to approve the application under delegated arrangements. The key issues considered included potential visual impact on the street scene and impacts on neighbouring amenities.
The authority determined to approve the application for a single-storey extension replacing two outbuildings. The decision addressed potential concerns about visual impact on the street scene and individual property, and potential impact on neighbouring amenities. The formal decision wording states the application was approved (Ref 25/90975/B). The formal decision record lists 4 conditions.
General Policy 2 of the Strategic Plan
the proposals would comply with General Policy 2
General Policy 2: 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. 6.3 Development outside of areas zoned for development
Residential Design Guide 2021
Planning Circular 3/91
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
The two bedrooms hereby approved shall only be used in association with the main dwelling house "Ballacubbon Farmhouse" and for purposes incidental to the use of main dwelling house "Ballacubbon Farmhouse" as a single dwelling, for no commercial or business purposes and only in accordance with the internal layout shown on plan 03.
Condition 3
The existing trees and hedges shall be retained in accordance with the approved details shown on drawing 03. Any retained tree or hedge which within five years of the approved development being occupied or completed (whichever is the later) dies, is removed or becomes seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department. Reason: To safeguard the appearance of the development and the surrounding area.
Condition 4
No development may be commenced nor any equipment, machinery or materials be brought onto the site for the purposes of the development until fencing has been erected in the location shown on the approved site plan 03 in accordance with the recommendations of Section 6.2.2 of British Standard 5837:2012. The fencing shall be maintained in position until the development is complete. Within the Construction Exclusion Zone implemented in accordance with this condition, nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit, without prior written consent of the Department. The CEZ implemented in accordance with this condition shall be maintained in position until the development is complete.
Replacement of existing detached outbuildings with attached single-storey extension, alteration to first floor balcony and landscaping works
Refurbishment of existing outbuilding, Ballacubbon
previous planning applications associated with the site
Extensions to create extra living accommodation and widening of entrance
previous planning applications associated with the site
