12 March 2024 · Committee
Ballamaddrell Cottage, Grenaby Road, Ballabeg, Castletown, Isle Of Man, IM9 4hd
The application covers the full renovation of an existing cottage that was in poor condition, along with a new two-storey extension to the rear connected to the original building by a two-storey glazed link. External works to the existing dwelling include re-rendering and painting the front, rear, and south gable white, while the original stone north wall is to be re-pointed and left exposed. The site is largely garden, with open sod bank and walling boundaries visible from public vantage points, making the visual impact on the countryside a key consideration. The main planning issues assessed were the principle of reinstating residential use in the countryside, compliance with Housing Policy 13 (which limits extensions to less than 50% of the original floor area), the character and appearance of the proposal, impact on the countryside, neighbouring amenity, ecology, and highway matters including parking. The proposal was found to meet the relevant policies of the Isle of Man Strategic Plan, including General Policy 3, Environment Policies 1, 4 and 5, and Housing Policy 13. The Planning Committee approved the application in line with the officer's recommendation, subject to eight conditions including requirements for parking and turning areas to be in place before occupation.
The Planning Committee approved the application because it was judged to comply with the Isle of Man Strategic Plan policies on reinstating residential use in the countryside (General Policy 3 and Housing Policy 13), protecting the countryside and wildlife (Environment Policies 1, 4 and 5), and respecting the character and appearance of the area. The extension was assessed as meeting the floor area threshold under Housing Policy 13, and parking provision was found to meet the required standards.
General Policy 3
reestablishing of a residential use
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.
Spatial Policy 5
new development should be designed so as to make a positive contribution to the environment
Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies. 4.4 Economy 4.4.1 The Spatial Strategy identifies the Major Employment Areas around the Island. While the majority of business and employment is focused around the Douglas Metropolitan Area, there are other major employment areas at Castletown, the Airport/Freeport, Peel, Ramsey and Jurby. The Department considers the distribution of employment areas provides a spread of employment opportunities around the Island. While recognising the opportunities for small scale local employment within existing centres it is considered new employment should, in the main, be concentrated within existing settlements or those major employment areas referred to in the Island Spatial Strategy and illustrated on the Key Diagram. Existing Local and new Area Plans will provide detailed boundar ies for these areas. From time to time Government may judge it appropriate to offer financial incentives to encourage economic activity or investment in particular parts of the Island.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
Notwithstanding the details provided within this application, no permission is given for a gate(s) to be erected between the access pillars.
Condition 3
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no development shall be undertaken under the following classes of Schedule 1 of the Order at any time: - Class 13 - Greenhouses and polytunnels - Class 14 - Extension of dwellinghouse - Class 15 - Garden sheds and summer-houses - Class 16 - Fences, walls and gates - Class 17 - Private garages and car ports - Class 18 - Domestic Fuel Storage Class 21 - Construction of decking - Class 28 - Roof lights - Class 29 - Solar Panels
Condition 4
Notwithstanding the submitted details, details of all external facing materials including windows, doors and external walls, shall be submitted to and approved in writing by the Department. The development shall not take place other than in accordance with the submitted details. Any energy efficiency upgrades within the building should be in accordance with the recommendations of Historic England's Guidance to Energy Retrofit of Traditional Buildings
Condition 5
The development hereby approved shall not be occupied or operated until the access/driveway, parking and turning areas have been provided in accordance with the approved plans (Drawing No. 120 Rev A). Such areas shall not be used for any purpose other than for access, parking, and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Condition 6
No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Planning Department and these works shall be carried out as approved. Details of the hard landscaping works to include details of landscaping/pedestrian paths to the front of the dwelling, driveways, parking and turning areas, and patio area shall also be provided. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwellings hereby permitted. All further planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Condition 7
No development shall be commenced until an Updated Tree Plan prepared in accordance with the recommendations of British Standard BS5837:2012 (Trees in relation to Design, Demolition and Construction) has been submitted to and approved in writing by the Department. Such a scheme shall include details of all trees and other planting which are to be retained; a planting specification to include numbers, species and positions of all new trees and shrubs; and a programme of implementation. Any retained tree which within five years of the approved development being occupied or completed (whichever is the later) dies, are removed or become seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department.
Condition 8
Prior to any works commencing on the site, a Precautionary Working Method Statement for lizards, breeding birds and Schedule 8 plants, written by a suitably qualified ecological consultancy, shall be submitted to and approved in writing by the Department. The statement shall include the provision of a new hibernacula feature for lizards in a sunny spot close to a boundary hedge or wall. The development shall not be carried out other than in accordance with the submitted Method Statement.
Reinstatement to dwelling, erection of two storey rear extension and rear pitch roof dormer, and alterations (including roof lights, re-rendering, re-roofing, chimney repair, and new window and door installations)
Approval in principle for the erection of a replacement detached dwelling addressing matters of siting, access, internal layout, external appearance and design
