Officer Report

Application No.: 25/91006/B Applicant: Mr & Mrs Shaun & Suzanne Griffiths Proposal: Erection of detached single-storey garden room to rear of curtilage with use as studio and treatment space for homebased beauty treatments (Class 1.1) Site Address: Ballajeroi Bungalow Kerrowgarrow Road Greeba Isle Of Man IM4 3LQ Planning Officer: Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.01.2026 _________________________________________________________________

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 area of the building to be used for beauty treatments shall be limited to that shown highlighted grey on the proposed site plan (Drawing No.103), dated received 25th November 2025 forming part of the application and the use hereby permitted shall not extend into any other part of the premises.

Reason: To minimise the disturbance to adjacent residential occupiers and to protect the residential character of the locality.

• C 3. The use hereby approved shall only be for the benefit of Mrs Griffiths while they are resident at Ballajeroi Bungalow, Kerrowgarrow Road, Greeba and no staff may be employed and/or work at the premises.

Reason: Although the specific details of this application have been found acceptable, any change to its operation will require fresh assessment.

• C 4. Notwithstanding the provisions of the Town and Country Planning (Control of Advertisements) Regulations 2013 (or any Regulations revoking and/or re-enacting those Regulations with or without modification) no advertisement on or within Ballajeroi Bungalow may be displayed without the prior submission and approval of advertisement consent.

• Reason: To control development in the interests of the amenities of the surrounding area.
• C 5. Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019 or Town and Country Planning (Change of Use) (Development) (No. 2) Order 2019 or any order amending, revoking or re-enacting these Orders, the building hereby approved shall be used only for the purpose hereby approved (beauty therapy) and shall not be used for any other purpose within Use Class 1.1 without the express grant of planning approval from the Department.

Reason: To enable the Department to consider the implications of any subsequent change of use on the amenities of the area.

This application has been recommended for approval for the following reason. Due to the small scale capacity the use of the purpose built structure by the applicant for home

• working as a beautician is considered acceptable. Overall the proposal is unlikely to cause adverse harm to the amenity of neighbouring residents and generally meets the aims and objectives of General Policy 2, Business Policy 1 and Transport Policy 7 of the Isle of Man Strategic Plan 2016. Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 25th November 2025;

• o Covering Letter
• o Drawing No. 100
• o Drawing No. 101
• o Drawing No. 102
• o Drawing No. 103
• o Inverter Heat Pump Specification _________________________________________________________________

Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal: Highway Services - No objection

_________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application is within the curtilage of Ballajeroi Bungalow, Kerrowgarrow Road, Greeba which is a bungalow situated to the East of Kerrowgarrow Road. THE PROPOSAL - 2.1 The application proposes firstly the erection of a purpose built structure within the rear garden which is to measure 6.346m by 4.351m of which there is an overhang on two sides which make the overall roof floor area being 10.541m by 5.745m. The structure is flat roofed with an approximate height of 2.799m

2.2 Secondly the proposal proposes the change of use of the purpose built structure to beauty business. - 2.3 No details have been provided regarding the opening and closing times, nor how many customers are to be within the site at one time. There is reference within the covering letter

• that the occupants have an established business within their existing property at 48 Murrays Lake Drive.
• 2.4 The proposal also includes the installation of an inverter heat pump upon the purposed built structure.

PLANNING HISTORY

3.1 There are several applications on the site as below; PA88/04604/B - Erection of detached garage, extension to form additional living accommodation - Application Withdrawn PA93/00070/B - Replacement of flat roof with pitched roof - Permitted PA01/00372/C - Change of use of dwelling by removal of agricultural occupancy condition Refused on Reviews PA11/00838/LAW - Certificate of Lawful Use to establish the lawfulness of the non-agricultural worker residency of a dwelling - Agreed PA19/00756/B - Erection of stables - Permitted PLANNING POLICY - 4.1 The site lies within an area zoned as "Not for Development" and an "Area of high landscape or coastal value and scenic significance" on the 1982 Development Plan, South Map. The property is not within a Conservation Area or a Flood Risk Zone.

4.2 Whilst the site is situated within an area where General Policy 3 and Environment Policy 1 & 2 would be the overriding policies, due to the nature of the proposal the most logical Isle of Man Strategic Policies would be;

• - General Policy 2 which sets out general 'Development Control' considerations which are arguably relevant even where a proposal is not in accordance with the land-use designation, the wider impact (the amenity of local residents or the character of the locality) and parking/access/highway safety.
• - Housing Policy 16 which sets out that the extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public.
• - Strategic Policy 9 and Business Policy 10 set out that retail provisions are only to be permitted in established town and village centres.
• - Business Policy 1 which sets out that the growth of employment opportunities throughout the Island will be encouraged.
• - Transport Policy 7 in connection with Appendix 7.6 which sets out the requirement for parking standards.

REPRESENTATIONS

5.1 The following representations can be found in full online, below is a short summary;

5.2 Highway Services have considered the proposal (03.12.25) and state "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the site access and visibility onto the A1, parking available and layout are acceptable for the proposals and the garden room/beauty treatment is of relatively small operation generating low frequency car movements along the road from the A1 to the site. HDC do not oppose the application providing a condition be placed on the application that the Applicant can only work from the business themselves and no additional staff can work at the site (for highway safety and parking amenity reasons)."

5.3 German Commissioners were consulted on the 25th November 2025 of which no consultation has been received at the time of this report. PREAMBLE

6.1 It's noted that there has been an enlargement of the existing entrance in the rear field of the property and that there is a large structure in the rear used as a garage/workshop. Both items have not been awarded Planning Permission and are currently illegal with regards to Planning. Whilst this is noted, this application is just for the installation of a purpose built structure which is to be used in connection with the applicants business and assessed as such. ASSESSMENT - 7.1 The main issues to consider in the assessment of this planning application are:

• - principle of the development (land use designation, SP9 & BP10)
• - character and appearance (GP2, HP16)
• - neighbouring amenity (GP2)
• - parking provisions (GP2 & TP7)
• - other matters

- 7.2 PRINCIPLE

• 7.2.1 In the first instance, when looking at the principle of the use of the room for picture frame business, it should be acknowledged that permission has been approved and refused for the operation of a business from a residential property, throughout the Island. In fact the Government's Permitted Development Order permits a number of business operations to be run from a dwelling, these including child minding (up to 6 children), Bed and Breakfast (up to 3 bedrooms) and an occupant of a dwelling can operate any business from home (no visitors/staff allowed) via a home office within the property.
• 7.2.2 Whilst it is noted that Ballajeroi Bungalow is situated within an area, "not for development," and as such the proposal would not fit within the land zoning in section 4.1, however the application site will majorly stay as a dwellinghouse, with there being no other alterations proposed to the property bar the erection of the purpose built structure.
• 7.2.3 Further issues in terms of the principle is the possible impact on the nearby town centre. It is generally presumed that new commercial uses will be directed towards existing commercial areas. However, the impact of a single employee operating in this location, which is their main dwelling house is unlikely to draw materially harmful levels of trade away from the town centre. Moreover, such small businesses could enable the growth of a business that would eventually achieve a sufficient turnover as to encourage its moving into larger, more attractive and more appropriate commercial premises in that town centre in due course.
• 7.2.4 With the above in mind the principle of the proposal is deemed acceptable.

- 7.3 CHARACTER AND APPEARANCE

• 7.3.2 The site where the proposed purpose built structure is to go is majority hidden from a public vantage point due to the already existing structures on the site (the main dwelling and garage, with only slight views possible from the old railway line, though when noting the overall location of the proposal and where it is to be situated, if the proposed shed is seen it will be read within the context of its surroundings, which would be a residential structure within a residential environment.

7.4 NEIGHBOURING AMENITY

• 7.4.1 When looking at the impact from such proposals, issues are usually relating to the impact upon on-street parking provisions (discussed below), general disturbances through people coming and going from the site and noise. The applicants are the full time occupants of the property, living within the other rooms within the property and they will be the only employees

• working at the address. Noting that the closest neighbour to the property would be "Soalt Veg" situated to the South of the site, will be over 40m from the proposed shed it is unlikely that there would be any neighbouring amenity impact.

• 7.4.2 It's noted that no details have been provided as part of this application on the times in which the proposed works are going to be done from the purpose built structure, whilst this is the case, based on the information provided it's unlikely that there will be more than one client at one time. When taking account of this, and the distance that the structure is away from the neighbouring property, it's deemed for this case, that working times are not required.
• 7.4.3 As such overall, due to the nature of the business, with only a single client at a time and no noisy activities being carried out, with the distance of the property away from neighbouring properties it is considered unlikely that there will be a significant impact on the neighbouring properties.
• 7.4 PARKING PROVISIONS

• 7.4.1 Turning towards the parking provisions of the proposal and the parking on site. Transport Policy 7 in accordance with Appendix 7 states that there should be two parking spaces available for a residential property. Taking note of the proposal, an extra parking space should be available for clients to park within the site.
• 7.4.2 The parking available to the site is ample for both the proposed use and residents of the property, as such it is deemed that there would be no impact on the parking and the proposal would comply with Transport Policy 7.

- 7.5 OTHER MATTERS

• 7.5.1 Due to the proposed works it should be noted that the usual conditions should be applied to this application so that it is only the applicant that can do the business and from the purpose built structure only.

• 7.5.2 It's noted that the proposal also includes the installation of an Inverter Heat Pump, due to the distance away from neighbouring properties, it is unlikely that this would cause any issues with neighbouring amenity and as such deemed acceptable. CONCLUSION
• 8.1 On balance whilst the application does not comply with Strategic Policy 9 and Business Policy 1 & 10, acceptance is generally given for low impact businesses such as a hairdresser to operate from home as, if only operated by the occupant, tend to be quiet and are not unneighbourly. 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:

• 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.

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):

• 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.

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: 20.01.2026 Determining Officer

Signed : C BALMER Chris Balmer 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.