24 April 2018 · Planning Committee
Gatekeepers Cottage, Douglas Road, Ballasalla, Isle Of Man, IM9 3ab
The proposal involves demolishing the abandoned Gatekeeper's Cottage near the railway in Ballasalla and building a replica as a non-residential store on the southern side of the railway line, relocated 7.7m southwest for services clearance and better separation from modern crossing features.
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The proposal does not comply with Strategic Plan Housing Policies 12, 13 or 14 as the Gatekeeper's Cottage has lost habitable status by abandonment, is not of poor form despite poor repair, and the ne…
Housing Policy 12
Requires replacement of existing countryside dwellings unless abandoned (lost habitable status) or of architectural/historic interest capable of renovation. Cottage lost habitable status by abandonment (roofless, cracked walls, non-use >10 years) so not replaceable under HP12; proposal departs as no renovation proposed.
Housing Policy 13
For abandoned rural dwellings, permits new dwelling using remaining fabric if substantially intact (3 walls to eaves), usable track, services. Cottage too ruinous for fabric retention; policy prohibits demolition/replacement; departure accepted due to relocation/replica benefits.
Housing Policy 14
Where replacement permitted, not substantially different in siting/size (max 50% larger floor area); innovative high-quality modern design allowed if no adverse visual impact. New dwelling 5x larger, relocated, higher; innovative copper roof/elliptical windows accepted as landmark with screening, no adverse impact from limited rail view.
General Policy 3
Presumes against development in non-designated areas like countryside unless compliant with specific policies. Proposal in open rural countryside visible from railway; departure justified by heritage retention and minimal screened impact.
Environment Policy 1
Protects countryside for its own sake. Conflicts with rural character protection in D14 landscape area (Ballamodha, Earystane, St Marks); screen planting and enclosure mitigate but do not fully comply.
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.
Replica gatekeeper's cottage prior to dwelling occupation
Prior to the occupation of the new dwelling hereby approved, the new store building, built to replicate Ballawoods gatekeeper's cottage, must be erected in accordance with the approved plans and be available for use as such. The replacement gatekeeper's cottage must be retained as such thereafter. Reason: The reinstatement of the gatekeeper's cottage is a fundamental reason why the new dwelling is considered acceptable.
Landscaping implementation and maintenance
All 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 dwellings, 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. Reason: The landscaping of the site is an integral part of the scheme and must be implemented as approved.
no objection, should not create any new highway issues
no objection to the previous application
no objection to the previous application
Department of Infrastructure (DOI) Highways Division does not oppose the proposed amendments to the planning application, stating that the site access arrangements and other highway-related aspects remain unchanged from the previous approval.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; DNO on 5-4-18; The proposals should therefore not create any new highway issues.
