25 July 2012 · Delegated
Ballastroke Farm, Ronague Road, Ballabeg, Castletown, Isle Of Man, IM9 4hf
Permission was granted for alterations and an extension to the dwelling at Ballastroke Farm, Ronague Road, Ballabeg. The property is a former farmhouse that has been extended and altered over time and connected to an adjacent stone barn, resulting in a building with a mixture of finishes, styles, and window sizes. The site sits within the residential curtilage on the eastern side of the Ronague Road (B42). A notable feature of the site is that none of the building can be easily seen from the main road or any public perspective, which was relevant to the assessment of the proposal. The application was decided on 25 July 2012 by a Senior Planning Officer acting under delegated authority, with two conditions attached to the permission.
The application was permitted by a Senior Planning Officer under delegated authority. The dwelling, a former farmhouse extended and altered over time, is not easily visible from the main road or any public viewpoint, which supported the acceptability of the proposed works.
The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally).
the proposal complies with the provisions of both HP 15 and HP16
Housing Policy 15: The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally).
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.
the proposal complies with the provisions of both HP 15 and HP16
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 permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This permission relates to the alterations and extensions shown in drawings WL/12/1233/1, WL/12/1233/2, WL/12/1233/3 and WL/12/1233/4 all received on 18th June, 2012.
