20 December 2010 · Committee
Ballacotch Farm Cottage, Braaid Road, Glen Vine, Isle Of Man, IM4 2ap
Permission was granted to restore and extend Ballacotch Farm Cottage on Braaid Road, Glen Vine, Isle of Man, to create a dwelling. The site comprises a two-storey double-fronted cottage that retains its roof and most of its windows, alongside a three-walled barn with no roof and a missing front wall. Self-seeded trees had grown up around the barn. The Planning Committee approved the application, with the officer also recommending approval. The main planning issues were the proposal's impact on the surrounding countryside and whether it met the applicable rural housing policy. Both were considered acceptable.
The Planning Committee approved the application on 20 December 2010. The key planning issues considered were the impact on the countryside and whether the proposal met the relevant housing policy for rural buildings. Both were resolved in favour of the applicant. The formal decision record lists 3 conditions.
Protection of the countryside for its own sake
The following policies contained within the Isle of Man Strategic Plan 2007 are judged to be relevant
Formation of a dwelling by use of the remaining fabric of an abandoned rural dwelling
the development would not be fully compliant with HP13
Housing Policy 13: 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. (1) Habitable Status is defined in Appendix 1 (2) Non residential use is defined in Appendix 1 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 bu ildings. Extensions of dwellings formed in accordance with the above may be permitted if the extension is clearly subordinate to the original building (i.e. in terms of floor space(3) measured externally, the extension measures less than 50% of that of the original). 8.11.2 It is important that replacement dwellings should relate closely to the buildings they replace in terms of siting and size, that the resulting visual impact is appropriate for the countryside, and that existing stone and slate are re-used.
Condition 1
The development hereby permitted shall commence before the expiration of two (2) years from the date of this notice.
Condition 2
This approval relates to the restoration and extension to existing building to create a dwelling, Ballacotch Farm Cottage, Braaid Road, Glen Vine, Marown as shown by the Location Plan, Site Plan, drawwings 10/10 and 11/10, the Structural Inspection Report, Info Plans and Explanatory Notes received 29th October 2010 and Curtilage Plan received 15th November 2010.
Condition 3
Prior to the occupation of the dwelling, the track leading from Ballingan Farm to Ballacotch Farm Cottage must be constructed in accordance with Drawing 11/10.
