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Government
Reitige Ellen Vanase
Penketh - Millar 23 West Quay Ramsey Isle Of Man IM8 1DL
In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Mrs Rosemary Glassey, Ref 13/00519/REM, for the Reserved Matters application for the reinstatement of a dwelling at Ballalona Ronague Road Ronague Castletown Isle Of Man subject to compliance with the following condition(s):
NOTE If any of the fabric of the building which is not shown in the approved drawings as being removed as part of the works, is demolished or collapses during the course of the undertaking of the approved scheme of development, this may invalidate the terms of the approval and no approval is hereby granted nor implied to any such reconstruction.
Date of Issue: 18th June 2013
M Kallyher
Director of Planning and Building Control
This decision was made by the Planning Committee in accordance with the authority delegated to it. This permission refers only to that required under the Town and Country Planning (Development Procedure) Order 2005. Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.
An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website www.gov.im/transport/planning/plan/applications/decision.xml
Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department.
The proposed development must not be commenced until either;
Whichever is the later. If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.
Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.
Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF Tel (01624 685950) email; [email protected]
| Application No.: | 13/00519/REM |
| Applicant: | Mrs Rosemary Glassey |
| Proposal: | Reserved Matters application for the reinstatement of a dwelling |
| Site Address: | Ballalona Ronague Road Ronague Castletown Isle Of Man |
| Case Officer: | Miss S E Corlett |
| Photo Taken: | |
| Site Visit: | |
| Expected Decision Level: | Planning Committee |
1.1 The site is a small parcel of land situated alongside a public footpath which leads from the B42 Ronague Road (Ballabeg) to the A27 Colby Glen Road where the two roads meet at Ronague Chapel. The footpath starts off from the B42 as a farm lane and becomes less well maintained towards the site, finally leading into a field where the footpath skirts around the side of the site, passing the existing building and heading south to eventually join the B40 Grenaby Road, crossing the Silver Burn just to the north of the application site. The Silver Burn runs through the land which the applicant now owns although not through the actual application site.
1.2 The building on the site is a former cottage which has lost its habitable status through lack of use and abandonment. Planning permission was granted for the principle of renovation of the building and works to bring it back into a habitable condition (PA 09/00024). This permission was originally to have expired on 14th July, 2011 but further extensions of time have resulted in the permission expiring on 14th November, 2013. By the time the permission expires, the applicant must have had approved the reserved matters and must have commenced work.
1.3 The existing building has all four walls and most of its roof. The building is built of stone with unrendered walls and substantial stone chimney stacks with handsome quoins at each corner of the walls and chimneys. There is no formal access to the building although an identifiable route around the field and past the cottage. The building has a front door opening, windows either side although one is partly blocked up and the other has had the cill removed and some of the stonework removed below. There are two small square windows in the upper part of the northern gable and no existing apertures in the rear wall.
2.1 Proposed are the details of the matters reserved from the approval in principle. The conditions of that approval required that:
walls were not retained then this would invalidate the approval and that rebuilding would not comply with the provisions of the relevant policy.
2.2 The application is for approval of the matters reserved from the previous application - ie the siting, design, external appearance, internal layout, means of access and landscaping. The application contains elevation and plan drawings and a structural engineer's report. The latter describes the building, following an inspection undertaken on 23rd April, 2013. It describes the building has having a distorted roof profile on the right hand side gable which is attributed to the movement of this gable wall. The front, rear and left hand side walls are described as plumb although the right hand gable is leaning outward and this has resulted in a vertical crack in close proximity to where the gable wall intersect the front wall. This wall is described as being beyond salvage and required to be demolished. 2.3 The roof is to be removed by hand using a cherry picker or hoistline vehicle. The front and rear walls will be temporarily propped up and a diamond disc saw used to cut through the interface between the two walls, carried out in sequence starting with the removal by hand of the chimney stack stonework, followed by the verge stonework, diamond cutting the front and rear walls by $900-1200 \mathrm{~mm}$ removing the stonework and continue the sequence until the gable wall is totally removed. 2.4 A new floor slab will be inserted, 150 mm thick laid on sand blinded hardcore of the same thickness. If in the event of this the walls are undermined, they will be underpinned in phasing sequence ensuring that the underpinning extends 100 mm below the ground floor slab subgrade. 2.5 New foundations are to be laid to the replacement gable wall and the extension. The existing front and rear walls will receive a concrete capping along their length: this will be
150mm thick. Loose stonework will be made good and any voids in the centre of the wall fitted with dry mix concrete prior to casting the capping beam. 2.6 The existing internal lintels are to be removed and replaced with pre-stressed concrete lintels, new openings where necessary introduced using a diamond disc saw and on completion, the walls are to be cleaned of all loose mortar and re-pointed. The ridge beam is to be lifted into position on cast in situ padstones on the existing stone gable and a new timber wall plate installed onto the new concrete capping beam with new roof structure on top. 2.7 It is the engineer's recommendation that the existing building can accommodate renovation. 2.8 The curtilage of the property is shown as being in accordance with the requirements of condition 5 of the approval in principle. No information has been provided to demonstrate how this boundary will be formed - ie fencing, hedging etc. 2.9 The site includes provision for a hard surfaced area opposite the cottage to provide parking for two vehicles. 2.10 The proposed renovation includes the erection of an extension at the rear which will extend across the full width of the rear elevation in single storey form with a monopitch roof tying into the main rear pitch. As the cottage has a full first floor, this extension provides 50\% additional floor area over and above the existing, in accordance with the approval in principle. The extension will be finished partly in unpainted render and partly in timber cladding. 2.11 The access road will be created through the deposit of hardcore - quarry rejects from Pooillvaaish quarry which is grey coloured and in situ looks little different from dried soil. This will skirt along the edge of the field, along the route of the public footpath at a width of around 3 m - ie single vehicle width.
3.1 The site lies within an area designated on the Southern Area Plan as not designated for any site specific purpose. 3.2 Planning permission has been granted for the principle of the renovation under PA 09/00024. The follows the provisions of Housing Policy 13 which states: "In the case of those rural dwellings which have lost their former residential use by abandonment, consideration will be given in the following circumstances to the formation of a dwelling by use of the remaining fabric and the addition of new fabric to replace that which has been lost. Where a) the building is substantially intact; this will involve there being at least three of the walls, standing up to eaves level and structurally capable of being retained; and b) there is an existing, usable track from the highway; and where c) a supply of fresh potable water and of electricity can be made available from existing services within the highway.
This policy will not apply in National Heritage Areas (see Environment Policy 6). Permission will not be given for the use of buildings more ruinous than those in a) above, or for the erection of replacement buildings. Extensions of dwellings formed in accordance with the above may be permitted if the extension is clearly subordinate to the original building (ie. in terms of floor space measured externally, the extensions measures less than $50 \%$ of that or the original)."
PLANNING HISTORY 4.1 The most recent planning application was PA 09/00024 referred to above.
REPRESENTATIONS 5.1 Arbory Parish Commissioners indicate that they do not oppose the application.
ASSESSMENT 6.1 The scheme complies with the conditions of the approval which in turn seek to enable the development to comply with the provisions of Housing Policy 13. The updated Structural Engineer's report is very helpful in that it not only describes the current condition of the building, which would not seem to have changed significantly since the granting of the approval in principle. 6.2 The proposed works to create an access alter very little the character of the field as the stone appears as would a worn track in the soil at the edge of the field. 6.3 The extension, whilst not finished in stone will be finished in unpainted render on one side, which will distinguish it from the original cottage walls and on the other half will be finished in timber cladding which again will distinguish the new from the old but without providing something which would stand out or be visually unacceptable. 6.4 The scheme will bring back to life a cottage of character right next to a public footpath which is in the interests of the appearance of the area. The works involved will not significantly change the character of the cottage or its context, in compliance with the intentions of Housing Policy 13 and the application is recommended for approval.
PARTY STATUS 7.1 The local authority, Arbory Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.
Recommended Decision: Permitted
Date of 31.05.2013 Recommendation:
C 1. The development hereby approved must be commenced prior to 14th November, 2013.
This approval relates to the renovation of the cottage and provision of access and vehicular parking all as shown in drawings 13893 1, 13983 2, 13983 3, 139834 and 139835 and the Structural Report, all received on 30th April, 2013 and the development must be undertaken in accordance with these plans and statements.
The curtilage of the renovated dwelling may be formed only by a traditional Manx sod hedge built on the boundary as shown in drawing 13983 2. No approval is hereby granted to the construction of any walling or more formal fencing.
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking or re-enacting that Order) no extensions, walls, gates, fences, garden sheds, summerhouses, decking, garages, car ports or tanks for the storage of oil or gas for domestic heating shall be erected nor windows or rooflights may be installed (other than those expressly authorised by this approval).
If any of the fabric of the building which is not shown in the approved drawings as being removed as part of the works, is demolished or collapses during the course of the undertaking of the approved scheme of development, this may invalidate the terms of the approval and no approval is hereby granted nor implied to any such reconstruction.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Signed : $\qquad$ Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
Case Officer: Miss S E Corlett
Photo Taken:
Site Visit:
Expected Decision Level: Planning Committee
1.1 The site is a small parcel of land situated alongside a public footpath which leads from the B42 Ronague Road (Ballabeg) to the A27 Colby Glen Road where the two roads meet at Ronague Chapel. The footpath starts off from the B42 as a farm lane and becomes less well maintained towards the site, finally leading into a field where the footpath skirts around the side of the site, passing the existing building and heading south to eventually join the B40 Grenaby Road, crossing the Silver Burn just to the north of the application site. The Silver Burn runs through the land which the applicant now owns although not through the actual application site.
1.2 The building on the site is a former cottage which has lost its habitable status through lack of use and abandonment. Planning permission was granted for the principle of renovation of the building and works to bring it back into a habitable condition (PA 09/00024). This permission was originally to have expired on 14th July, 2011 but further extensions of time have resulted in the permission expiring on 14th November, 2013. By the time the permission expires, the applicant must have had approved the reserved matters and must have commenced work.
1.3 The existing building has all four walls and most of its roof. The building is built of stone with unrendered walls and substantial stone chimney stacks with handsome quoins at each corner of the walls and chimneys. There is no formal access to the building although an identifiable route around the field and past the cottage. The building has a front door opening, windows either side although one is partly blocked up and the other has had the cill removed and some of the stonework removed below. There are two small square windows in the upper part of the northern gable and no existing apertures in the rear wall.
2.1 Proposed are the details of the matters reserved from the approval in principle. The conditions of that approval required that:
| Application No.: | 13/00519/REM |
| Applicant: | Mrs Rosemary Glassey |
| Proposal: | Reserved Matters application for the reinstatement of a dwelling |
| Site Address: | Ballalona Ronague Road Ronague Castletown Isle Of Man |
walls were not retained then this would invalidate the approval and that rebuilding would not comply with the provisions of the relevant policy.
2.2 The application is for approval of the matters reserved from the previous application - ie the siting, design, external appearance, internal layout, means of access and landscaping. The application contains elevation and plan drawings and a structural engineer's report. The latter describes the building, following an inspection undertaken on 23rd April, 2013. It describes the building has having a distorted roof profile on the right hand side gable which is attributed to the movement of this gable wall. The front, rear and left hand side walls are described as plumb although the right hand gable is leaning outward and this has resulted in a vertical crack in close proximity to where the gable wall intersect the front wall. This wall is described as being beyond salvage and required to be demolished. 2.3 The roof is to be removed by hand using a cherry picker or hoistline vehicle. The front and rear walls will be temporarily propped up and a diamond disc saw used to cut through the interface between the two walls, carried out in sequence starting with the removal by hand of the chimney stack stonework, followed by the verge stonework, diamond cutting the front and rear walls by $900-1200 \mathrm{~mm}$ removing the stonework and continue the sequence until the gable wall is totally removed. 2.4 A new floor slab will be inserted, 150 mm thick laid on sand blinded hardcore of the same thickness. If in the event of this the walls are undermined, they will be underpinned in phasing sequence ensuring that the underpinning extends 100 mm below the ground floor slab subgrade. 2.5 New foundations are to be laid to the replacement gable wall and the extension. The existing front and rear walls will receive a concrete capping along their length: this will be
150mm thick. Loose stonework will be made good and any voids in the centre of the wall fitted with dry mix concrete prior to casting the capping beam. 2.6 The existing internal lintels are to be removed and replaced with pre-stressed concrete lintels, new openings where necessary introduced using a diamond disc saw and on completion, the walls are to be cleaned of all loose mortar and re-pointed. The ridge beam is to be lifted into position on cast in situ padstones on the existing stone gable and a new timber wall plate installed onto the new concrete capping beam with new roof structure on top. 2.7 It is the engineer's recommendation that the existing building can accommodate renovation. 2.8 The curtilage of the property is shown as being in accordance with the requirements of condition 5 of the approval in principle. No information has been provided to demonstrate how this boundary will be formed - ie fencing, hedging etc. 2.9 The site includes provision for a hard surfaced area opposite the cottage to provide parking for two vehicles. 2.10 The proposed renovation includes the erection of an extension at the rear which will extend across the full width of the rear elevation in single storey form with a monopitch roof tying into the main rear pitch. As the cottage has a full first floor, this extension provides 50\% additional floor area over and above the existing, in accordance with the approval in principle. The extension will be finished partly in unpainted render and partly in timber cladding. 2.11 The access road will be created through the deposit of hardcore - quarry rejects from Pooillvaaish quarry which is grey coloured and in situ looks little different from dried soil. This will skirt along the edge of the field, along the route of the public footpath at a width of around 3 m - ie single vehicle width.
3.1 The site lies within an area designated on the Southern Area Plan as not designated for any site specific purpose. 3.2 Planning permission has been granted for the principle of the renovation under PA 09/00024. The follows the provisions of Housing Policy 13 which states: "In the case of those rural dwellings which have lost their former residential use by abandonment, consideration will be given in the following circumstances to the formation of a dwelling by use of the remaining fabric and the addition of new fabric to replace that which has been lost. Where a) the building is substantially intact; this will involve there being at least three of the walls, standing up to eaves level and structurally capable of being retained; and b) there is an existing, usable track from the highway; and where c) a supply of fresh potable water and of electricity can be made available from existing services within the highway.
This policy will not apply in National Heritage Areas (see Environment Policy 6). Permission will not be given for the use of buildings more ruinous than those in a) above, or for the erection of replacement buildings. Extensions of dwellings formed in accordance with the above may be permitted if the extension is clearly subordinate to the original building (ie. in terms of floor space measured externally, the extensions measures less than $50 \%$ of that or the original)."
PLANNING HISTORY 4.1 The most recent planning application was PA 09/00024 referred to above.
REPRESENTATIONS 5.1 Arbory Parish Commissioners indicate that they do not oppose the application.
ASSESSMENT 6.1 The scheme complies with the conditions of the approval which in turn seek to enable the development to comply with the provisions of Housing Policy 13. The updated Structural Engineer's report is very helpful in that it not only describes the current condition of the building, which would not seem to have changed significantly since the granting of the approval in principle. 6.2 The proposed works to create an access alter very little the character of the field as the stone appears as would a worn track in the soil at the edge of the field. 6.3 The extension, whilst not finished in stone will be finished in unpainted render on one side, which will distinguish it from the original cottage walls and on the other half will be finished in timber cladding which again will distinguish the new from the old but without providing something which would stand out or be visually unacceptable. 6.4 The scheme will bring back to life a cottage of character right next to a public footpath which is in the interests of the appearance of the area. The works involved will not significantly change the character of the cottage or its context, in compliance with the intentions of Housing Policy 13 and the application is recommended for approval.
PARTY STATUS 7.1 The local authority, Arbory Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.
Recommended Decision: Permitted
Date of 31.05.2013 Recommendation:
C 1. 11th November 2013 The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the renovation of the cottage and provision of access and vehicular parking all as shown in drawings 13.983 1, 13983 2, 13983 3, 139834 and 139835 and the Structural Report, all received on 30th April, 2013 and the development must be undertaken in accordance with these plans and statements.
The curtilage of the renovated dwelling may be formed only by a traditional Manx sod hedge built on the boundary as shown in drawing 139832 or a-stock-proof-fence-or-a-combination-of the two. No approval is hereby granted to the construction of any walling or more formal fencing.
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking or re-enacting that Order) no extensions, walls, gates, fences, garden sheds, summerhouses, decking, garages, car ports or tanks for the storage of oil or gas for domestic heating shall be erected nor windows or rooflights may be installed (other than those expressly authorised by this approval).
If any of the fabric of the building which is not shown in the approved drawings as being removed as part of the works, is demolished or collapses during the course of the undertaking of the approved scheme of development, this may invalidate the terms of the approval and no approval is hereby granted nor implied to any such reconstruction.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : $\qquad$ $\qquad$ Committee Meeting Date : 17.6 .13
Signed : $\qquad$ Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
PA13/00519/REM Mrs Rosemary Glassey Reserved Matters application for the reinstatement of a dwelling, Ballalona Ronague Road Ronague Castletown Isle Of Man Planning Officer:
Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 03.05.2013, includes;
Dev Control Polygons: Reference Number: 13/00519/REM Status: Pending Consideration Proposal: Reserved Matters application for the reinstatement of a dwelling Reference Number: 09/00024/A Status: Refused Proposal: Approval in principle to re-instate residential use of redundant dwelling and access drive Reference Number: 92/01668/B Status: Refused Proposal: Erection of dwelling with garage and private driveway, Ballaglonney, Ronague, Arbory.
PLanning Enforce: Reference: 13/00004/COMP Status: Pending Consideration Nature of Enforcement: Alleged commencement of work without the benefit of a Reserved Matters Application being approved
Case Ref. Breach Type Status Appeal Status Map Ref (E) Date Received Received By Subject Nature Alt. Reference Related EN No. Complainants Target Response Time (days) Target Resolution Time (days) U.P.R.N. Address 225709 (N) 09.01.2013 Time 13:13 PC - Mr P W Caiey Mr John Masson Alleged commencement of work without the benefit of a Reserved Matters Application being approved No. Complainants Target Response Time (days) Target Resolution Time (days) 5/5/13 000115061018 Ballalona The Orchard Ronague Road Ronague 13:13 How Allocated To Area Code Ward Parish Dist. Office LB Grade Conservation Related DC 09/00024/A Complaint Founded (Y/N) Actual Response Time (days) Actual Resolution Time (days) Save Exit 1300519
Spoke to Jam se the recurial PA for the PEM reinstate of dwellin. I queried whatw the PA needed to be treated as retrogeedive.
works were altemtal to an access track. Treat the PA as normal but put bue dam in the consultant screen.
/inc.
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