25 August 2015 · Committee
Field 425114, Ronague Road, Ronague, Castletown, Isle Of Man, IM9 4hg
Permission was granted to refurbish, restore, and extend the remains of a former dwelling on two fields at Ballaglonney Farm, Ronague, to form a new dwelling house. The building retains all four walls and both chimneys but has no roof, and features distinctive courses of beach stone with white quoins at the corners. Two main planning issues were considered: whether the renovation works were consistent with housing policy on preserving the character of the building, and whether the proposed new access was acceptable in terms of visual impact, highway safety, and ecology. During the process, the access route was amended following discussions with the planning office and the Biodiversity Officer to avoid an area of marshy ground with ecological interest, instead routing across the field to the east to join an existing access lane. The application was permitted by committee on 25 August 2015, subject to three conditions.
The Department of Environment, Food and Agriculture approved the application on 25 August 2015, subject to three conditions. The key planning questions were whether the renovation works preserved the character of the historic building and whether the new access route was acceptable in terms of visual impact, highway safety, and ecology. An amendment to the access route was made during the process to avoid an area of marshy ground with ecological interest, with the revised route cutting across the field to the east and joining an existing access lane.
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
the property has lost its residential status by abandonment and is of architectural interest and is apparently capable of renovation and as such Housing Policy 13 is applicable
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 approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
The sides of the new access lane and the residential curtilage shown in red around the proposed dwelling, on drawing SP2 must be formed by traditional Manx hedges built in accordance with Planning Circular 1/92 and may not be formed as simple mounds of grassed soil. Reason: in the interests of the visual character of the area.
Condition 3
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 or any replacement thereof, no extension, garage, garden shed may be erected without the prior written permission of the Department. Reason: to maintain the visual character of the site.
