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| Case Officer: | Mr Chris Balmer |
| Photo Taken: | 06.12.2011 |
| Site Visit: | 06.12.2011 |
| Expected Decision Level: | Officer Delegation |
The application forms the residential curtilage of Ballacomish House, Ronague Road, Ballabeg, Castletown, which is located on the western side of Ronague Road and north of Ballabeg.
The dwelling is a very large detached property with associated stable/barns, all of which are currently under construction. The dwelling sits roughly in the centre of the site with woodland to the west. The site stretches to the west to a lane leading north from the B42 towards the A27. There are three accesses from the Ronague Road into the site, one to the east of the dwelling, one to the south of this and one to the north.
The application seeks approval for the construction of a garden pavilion within sunken garden area.
The application site is within an area of ‘white land’ not zoned for development, under the Isle of Man Development Order 1982. The site is neither within a Conservation Area nor within an area zoned as High Landscape Value or Costal Value and Scenic Significance.
It should also be noted that under the Modified Draft Area Plan for the South the application site is zoned as Existing Low Density Housing in Parkland. The site is not proposed to be within a proposed Conservation Area.
Due to the site being within a predominantly residential area and due to the proposed usage the following policies are relevant in the determination of the application:-
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:
| Application No.: | 11/01600/B |
| Applicant: | Mr Daniel Craddock |
| Proposal: | Construction of a garden pavilion within sunken garden area |
| Site Address: | Ballacomish House Ronague Road Ballabeg Castletown Isle Of Man IM9 4HF |
The site has been the subject of a number of applications:
The tennis court was approved under PA 85/0368 and further extensions to the dwelling to provide a swimming pool, billiard room and conservatory under PA 87/1666. Further alterations and extensions were permitted under PA 07/0907. An indoor, covered manege was permitted under 08/1966 on the site of the tennis court.
PA 08/02290 proposed the retention and re-modelling of the main core of the building and the single storey western annex, building to the front of the swimming pool with a lobby and games room coming forward of the existing frontage by 3m, building at the rear of the main core to provide plant room, utility room and drying room and to the east is a kitchen, drawing room and dining room, extending out by 13.5m. On the first floor an extension was proposed to provide an en-suite bathroom to the sixth bedroom on the front elevation and a larger extension over the new western wing to provide two bedrooms with en-suite facilities. Also proposed was a small extension at the rear which straightened out the rear main core - the existing rear elevation steps in and out. The second floor accommodation was not to change in shape although roofspace would be available to the east, accessible from the second floor existing accommodation, above the new side extension. The proposed accommodation represented around an additional 359 sq. m of floor space on the ground floor and a further 178 sq m on the first floor, compared with 474 sq. m and 198 sq. m respectively and 20 sq. m less floor area in the attic - a total of 517 sq m of floor space added to 728 sq m - an increase of 71% of the existing floor area.
The application also introduced new detailing throughout the dwelling - curved parapet walling, dentilled cornices, detailed heads over the windows, new glazing, removal of the round headed windows in the swimming pool annex, introduction of two projecting annexes on the front elevation with significant amounts of glazing and substantial chimneys.
There is planning permission for an extension which provides 375 sq m of accommodation in a single storey form, mirroring that existing on the western side, extending the dwelling 23.5m in this direction.
PA 09/1557 proposed alterations to the approved scheme, including stables, staff accommodation and garaging - permitted
PA 10/0807 proposed the redevelopment of the dwelling and outbuildings and was permitted
PA 11/00162/B proposed the creation of a vehicular entrance, erection of a horse walker, creation of staff accommodation and external revisions to replacement dwelling (Amendments to 10/00807/B) and was permitted
Arbory Parish Commissioners:- No comments"
The Planning Authority has received no privately written representations objecting to the proposal.
Under the previous application the area of the now proposed secret garden (tennis courts) was identified as a lawned area. The proposal now makes a more formal use of the land.
The dwelling is apparent from the south, from a distance of around a mile although as one proceeds close to Ballabeg the building becomes obscured by existing buildings closer to the viewer and the natural topography which rises from Ballabeg village to the north.
Consequently, given the above and the rather small scale nature of the proposed works (garden pavilion and dwarf walls around the garden) the proposals would have very little impact upon the visual amenities of the countryside.
A concern has been raised by the inclusion on drawing 914 X 923 of "position for portable floodlighting". Given the site is on a hillside in an isolated position in the countryside and can be seen from a distance to the south, any lighting, especially floodlighting would likely give concern.
The applicants have indicated that; "the purpose of showing Portable Floodlighting positions was to ensure that power was supplied to those points to enable portable lighting units to be used if tennis was going to be played in poor light conditions. It is envisaged that this area will be used mainly as a general recreation area for the children, and would only be used for tennis once in a while. Therefore the likelihood of the lighting being used is going to be very small, but our client wanted to make sure that if required, it was catered for."
Whilst the applicants current envisage that use of such lights would be limited, the Planning Authority needs to take the position of the worst case scenario (i.e. lights could be used frequently). Therefore, it has been agreed with the applicants that a condition be attached to any given approval which states that no permission is hereby given for any flood lighting and if such lighting is required a separate application be submitted.
Overall, it is considered the proposal would comply with the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Arbory Parish Commissioners
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted Date of Recommendation: 10.01.2012
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the construction of a garden pavilion within sunken garden area as proposed in the submitted documents and drawings 914 X 010, 914 X 900, 914 X 923, 914 C 960, 914 C 961.1 and 914 C 961.2 all received on 16th November 2011.
For the avoidance of doubt no permission is hereby given for the installation of any permanent or temporary flood lighting as indicated on drawing 914 X 923.
All planting shall be carried out in accordance with the approved details in the next available planting and seeding seasons. Any tree or shrub which within a period of 5 years from the completion of the landscaping works, is removed, or becomes seriously damaged or diseased shall be replaced in the next planting season with another similar size and species, unless the planning authority gives written consent to any variation.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made: Permitted Date: 11/1/12
Signed: _________________________ Anthony Holmes Senior Planning Officer Signed: S.M. Gralle
Signed: _________________________ Sarah Corlett Senior Planning Officer Signed: _________________________
Michael Gallagher Director of Planning and Building Control Jennifer Chance
Michael Gallagher Director of Planning and Building Control Jennifer Chance
Development Control Manager
10 January 2012
Development Control Manager
10 January 2012
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