20 February 2020 · Delegated
Grenaby House, Foxdale Road, Ballasalla, Isle Of Man, IM9 3dr
Permission was granted for alterations and remodelling of an existing dwelling at Grenaby House, Foxdale Road, Ballasalla. The property is a relatively modern dormer bungalow with various extensions, finished in light-coloured tiles and white painted render, set within 0.6 hectares of residential grounds at the corner of the A3 and B41 roads, where it is clearly visible from both. The central planning question was whether the proposed alterations would increase the visual impact of the property as seen from public roads. During the application process, the scheme was amended at the planning officer's suggestion: the proposed windows were redesigned to create a more traditional appearance through internal subdivisions of wider openings and a more consistent fenestration style across the building. The application was determined under delegated powers and approved on 20 February 2020, subject to three conditions.
The Department of Environment, Food and Agriculture approved the application on 20 February 2020. The key planning question was whether the alterations would increase the visual impact of the property as seen from public roads. The scheme was amended during the process, at the planning officer's suggestion, to introduce more traditionally styled windows with internal subdivisions and a more consistent fenestration style throughout, which addressed concerns about appearance.
General Policy 3
presumes against development in such areas
General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land (1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage. 6.4 Planning Agreements 6.4.1 Where development is acceptable and in accordance with the provisions of this Plan and the relevant Area Plan, but raises issues which cannot be addressed by the imposition of planning conditions, the Department will seek to conclude an Agreement with the developer under Section 13 of the 1999 Town and Country Planning Act.
Housing Policy 16
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
Housing Policy 16: 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. 8.13 Conversion of Buildings to Flats 8.13.1 There are in the Island, and particularly in Douglas, many substantial buildings which, because of their size or form, are no longer suitable for the originally intended use as either single dwellings or holiday accommodation, but which are still structur ally sound. The Department has for many years encouraged the conversion of such buildings, where appropriate, into flats. 8.13.2 The size, layout, occupancy, etc., of flats are controlled by the Housing (Flats) Regulations 1982. However, all flats should also have a good external environment, characterised by - (a) a pleasant, clear outlook, particularly from the principal room(s) of the flat and (b) access to external space for the purpose of clothes-drying, refuse storage, car-parking, and general amenity. 8.13.3 Many buildings which are generally suitable for conversion into flats not only have very little space around them, but also have an annex or "outlet" at the rear. The Department may require the demolition, in total or in part, of such "outlets" even where the immediate use of the cleared space may not be possible, for example where more than one rear annex may be needed to be removed to gain access or highway work such as road widening may be required to make the cleared space useful. Such demolition will: (a) remove accommodation which has a poor environment and limited outlook; (b) permit the creation of parking space; and (c) assist in admitting light and air to the rear of the building proper. Where such demolition is not so required, the accommodation must generally be organised so that every flat has an outlook from the front of the building, and so that no flat is contained entirely within an "outlet". Exception may be made to this general approach where the environment at, and the outlook from, the rear are pleasant and open.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
Prior to the commencement of works on site a sample of the proposed stonework must be approved by the Department in writing, and the development undertaken in accordance with those details.
Condition 3
The windows must be installed in accordance with those shown on the approved drawings and notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 or any order superseding this, may not be replaced without the written approval of the Department.
