15 January 2013 · Committee
Prasline, Grenaby Road, Ballabeg, Castletown, Isle Of Man, IM9 4hd
This application sought permission for alterations and an extension to Ballavarkish Beg, a single-storey detached bungalow on Grenaby Road, Ballabeg, in the parish of Malew on the Isle of Man. Two planning questions were central to the assessment: whether the proposed ground-floor living accommodation would effectively create an additional dwelling in the countryside, and whether the extension would harm the visual amenities of the rural area. The site is screened from the road by a Manx sod bank of around 2 to 2.5 metres, which limits its visibility from public viewpoints. The application was recommended for approval by the case officer and was permitted by committee on 15 January 2013, subject to four conditions.
The application was permitted by committee on 15 January 2013. The two main planning questions were whether the proposed ground-floor living accommodation would create a separate new dwelling in the countryside, and whether the extension would harm the visual character of the rural area. Both concerns were resolved in favour of the applicant, and permission was granted with four conditions.
Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan
contrary to established planning policies aimed at protecting the Manx countryside
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.
The countryside and its ecology will be protected for its own sake
contrary to established planning policies aimed at protecting the Manx countryside
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 would comply with the relevant policies
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 approval relates to the alterations and extension to dwelling as proposed in the submitted documents and drawings PL 01, PL 02 Rev B, PL 03 and PL 04 all received on 21st November 2012.
Condition 3
Prior to the occupation of the proposed extension/s approved under this application the existing vehicular access to the northwest of the extension shall be blocked up with a sod grass bank to a height matching adjacent banking as shown in drawing PL-02 Rev B and maintained and retained thereafter.
Condition 4
No development shall take place until full details of soft landscaping works have been submitted to and approved in writing by the Planning Authority and these works shall be carried out as approved. Details of the soft landscaping works include planting behind the sod bank infilling of the existing access and additional planting to the north-eastern corner of the site.
Alterations and erection of extension to dwelling
Conversion of existing integral garage to additional living accommodation
Alterations and extensions to existing bungalow
Alterations, erection of a single storey extension to provide living room, hall / dining room, kitchen / breakfast and utility to side elevation with lower ground storage under living room and conversion of existing garage to provide a bedroom (Re-submission of 04/00622)
Alterations and extensions to dwelling
Removal of agricultural workers tie on existing dwelling
