16 February 2018 · Planning Committee (presented by Mr Jason Singleton)
Ballerghey Cottages, Lhergy Cripperty, Union Mills, Isle Of Man, IM4 4nj
The proposal involves renovating two derelict single-storey tholtans made of Manx stone, adding single-storey extensions (40% increase for Tholtan 1 with corrugated metal cladding and pitched roof; 29% increase for Tholtan 2 with oiled cedar cladding and flat roof), a new utility shed, Manx stone front boundary wall, t…
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The officer assessed the proposal against Housing Policy 13, finding the tholtans substantially intact with four walls to eaves level and structurally capable, services connectable, though no existing…
Housing Policy 13
Requires substantially intact buildings (3+ walls to eaves, structurally sound), existing usable track, services; extensions <50% original floorspace and subordinate. Tholtans met intactness/services (4 walls, architect inspection); new access justified as least intrusive despite no existing track; extensions 40%/29% with rear positioning, contrasting materials ensuring subordination.
Environment Policy 1
Protects countryside for own sake unless overriding need/no alternative. Balanced against HP13 reuse; minimal 'domestication' via screened grasscrete access, retained trees/banks, subordinate design minimised harm.
Environment Policy 2
Prevents harm to landscape character. Site in 1982 Plan High Landscape Value; extensions contemporary but rear/subservient, roadside restored, sod bank screening, retained vegetation accepted as not harmful.
General Policy 3
Permits if complies with HP13; unzoned countryside site approved via policy exception for rural reuse.
General Policy 2
Requires sympathetic scale/design, no amenity/landscape harm, adequate parking/access. Met via subordinate extensions, traditional roadside finishes, 4 spaces, Highway ok.
Transport Policy 7
Requires 2 spaces/dwelling; 4 provided with manoeuvring, subject to condition.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Prior access construction
Prior to any works taking place to renovate or extend the existing buildings, the access approved under planning application 16/00498/B shall be constructed and the visibility splays shall remain unobstructed at a height of 1.05m thereafter. Reason: To ensure safe access during the construction period in the interest of highway safety.
Parking provision
Prior to the occupation of any dwelling the car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter. Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.
No permitted development rights
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) there shall be no alterations, extensions, outbuildings, fences or walls erected without prior planning approval. Reason: To control development in the interests of the amenities of the surrounding area.
No opposition subject to conditions on access construction and parking provision
No objection
Braddan Parish Commissioners had no objections to the application. Highways Division does not oppose subject to two specific conditions relating to access construction and car parking provision.
Braddan Parish Commissioners
No ObjectionIt was unanimously resolved that the Commissioners had no objections to any of the following Planning Applications; PA17/01141 - Mr I Christian - Renovation and extension of two existing dilapidated cottages for use as residential dwellings and additional use as tourist accommodation along with creation of associated vehicular access, driveway and parking - Ballerghey Cottages, Lhergy Cripperty, Union Mills, Braddan.
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionHighway Services does not oppose this application subject to the following conditions; Car parking will be provided in accordance with the IoM Strategic Plan; DNOC on 07/12/17
Conditions requested: Prior to any construction the access approved under planning application 16/00498/b shall be constructed and the visibility splays shall remain unobstructed at a height of 1.05m thereafter.; Prior to the occupation of any dwelling the car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter.
