24 April 2018 · Planning Committee
The Granary, Balladoole, Castletown, Isle Of Man, IM9 4pe
The proposal involves extending the existing three-storey traditional dwelling known as The Granary, set in 4.2 acres of grounds designated as Low Density Housing in Parkland within an Area of High Landscape or Coastal Value.
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The extensions respect the proportion, form and appearance of the traditional property per Housing Policy 15, despite exceeding the 50% floor area guideline (61% increase), as the grand scale of the h…
Housing Policy 15
Requires extensions to traditional countryside properties to respect proportion, form and appearance, normally only exceptionally >50% floor space. Officer found 61% increase acceptable exceptionally due to grand house scale, parkland setting and LDHP guidance emphasising 'substantial' houses without floor limits.
Environment Policy 2
Protects AHLV character unless no harm or essential location. Works contained in curtilage, screened by topography/wall, no harm to landscape quality as not uncommon in grand property grounds.
Environment Policy 3
Prevents unacceptable loss/damage to woodland. 21-22 trees removed (many poor/dead) acceptable with protection plans, CEZs, supervision; improves management of remainder.
Planning Circular 8/89 - Low Density Housing in Parkland
Criteria for large houses in own grounds: high standard construction/finishes in landscaped grounds. Proposal meets via stone matching, supervision and tree plans.
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.
Tree protection measures and supervision
The protection measures and construction methods detailed in drawings P10-04A and P10-04B, both date stamped 28th Feb 2018, submitted in support of the application shall be adhered to in full, subject to the pre-arranged supervision detailed in the 'Site Supervision Statement' also date stamped 28th Feb 2018, by a suitably qualified tree specialist. Except as shown in drawing P10-04A, no tree shall be cut down, uprooted, or wilfully destroyed during the development phase and thereafter within 5 years from the completion date. This condition may only be fully discharged on completion of the development subject to satisfactory written evidence of contemporaneous supervision and monitoring of the tree protection throughout construction by a suitably qualified and pre-appointed tree specialist. Reason: To ensure the suitable protection of the trees and to protect the woodland setting of the site both visually and ecologically.
the access to the private dwelling has already been approved under 15/01324/LAW. Therefore, Highway Services does not oppose this application
no objection to the proposal, noting that the applicant intends to try to retain some of the trees whose root systems encroach into areas of proposed construction. He particularly notes that site supervision will be critical
content with the information and stated that they had no further comments or objection to the application they had no objections to the application
Arboricultural Officer objected due to insufficient tree survey and protection details; Arbory Parish Commissioners initially raised tree removal concerns but later had no objection; Highways Division corrected initial error to no objection, with a note on tree protection areas not impacting access.
Key concern: insufficient arboricultural information including missing tree survey details, impact assessment, and protection plan
Arboricultural Officer
ObjectionBased on the information that is currently available, I would have to object to the application on the basis that it is insufficient and that it doesn't give me much confidence in the outcome for retained trees.
Arbory Parish Commissioners
No CommentThe Commissioners were concerned to note the number of tress that this application proposed to remove and wished to see fewer tress removed if the development was to progress.
Arbory Parish Commissioners
No ObjectionThe Commissioners are content with your explanation and clarification and have no further comment or objection to the application.
Arbory Parish Commissioners
No CommentThe Commissioners had no comment to make on the following applications... c) 17/01196/B – The Granary, Balladoole, Mr Glyn Owens. Amended plans.
Department of Infrastructure (DOI) - Highways Division
No ObjectionThe access to the private dwelling has already been approved under 15/01324/LAW. Therefore, Highway Services does not oppose this application.
Department of Infrastructure (DOI) - Highways Division
No ObjectionOriginal record of Oppose was an administration error. Corrected to DNO 12/1/18; The access to the private dwelling has already been approved under 15/01324/LAW. Therefore, Highway Services does not oppose this application.
Department of Infrastructure (DOI) - Highways Division
Conditional No ObjectionHighway Services does not oppose the application subject to the highway note described above.; Recommendation: DNO
Conditions requested: tree protection areas that are required to maintain existing trees... would not have an adverse impact on the ability of the applicant to provide and maintain suitable site access arrangements which have already been approved
