10 September 2020 · Planning Committee (signed by C Balmer, Presenting Officer)
Ballachrink Croft, Ballacorey Road, Bride, Isle Of Man, IM7 4aw
The proposal involves erecting a new two-storey Manx vernacular style dwelling (13.6m wide, 6.8m deep, 8.5m ridge height) with painted render, natural slate roof, sliding sash windows, a single-storey side extension, and rear sun room; a detached timber-clad garage (11.4m x 6.7m x 4.9m ridge); and an agricultural shed …
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The proposal qualifies as an exception to countryside development restrictions under General Policy 3 and Housing Policy 12 as a one-for-one replacement of a demolished dwelling not worthy of retentio…
Strategic Policy 1
Requires optimising previously developed land, efficient site use, and utilising infrastructure. Proposal re-uses site of former dwelling with foundations, no curtilage expansion needed, fits within established residential plot.
Environment Policy 1
Protects countryside from adverse development unless overriding need and no alternative. Replacement dwelling accepted as exception; setback siting, design, and landscaping ensure no adverse countryside impact and overall improvement.
General Policy 3
Permits countryside development exceptions including replacement rural dwellings (HP12-14). Proposal qualifies as one-for-one replacement on previously developed site.
Housing Policy 12
Permits replacement unless abandoned or of historic interest capable of renovation. Original in poor condition, unsympathetically extended, demolished post-approval; not worthy of retention.
Housing Policy 14
Replacement must not be substantially different in siting/size unless environmental improvement; floor area not >50% greater; design per Circular 3/91. Siting improved visibility/landscape; size 18-35% increase <50%; traditional design compliant.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Vehicular access
The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only. Reason: In the interests of highway safety.
Parking and turning
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
No extensions
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 extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
Landscaping scheme
No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting (including tree planting) showing, type, size and position of each. 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 dwelling, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted. Reason: To ensure the provision of an appropriate landscape setting to the development.
Agricultural shed use
The agricultural shed must be used only for agricultural purposes/storage. Reason: The countryside is protected from development and an exception is being made on the basis of agricultural need. As such the building must be used for the purposes for which it is approved.
Shed removal if not agricultural
The agricultural shed hereby approved shall be removed and the ground restored to its former condition in the event that it is no longer used or required for agricultural purposes. Reason: The building has been exceptionally approved solely to meet agricultural need and its subsequent retention would result in an unwarranted intrusion in the countryside.
no objections commenting: 'Access noted as approved under 09/00150/B.'
The trees proposed for removal are poor quality trees and would likely be classified as Category U trees if a tree survey in accordance with BS5837:2012 was conducted. For this reason the department would have no objections for their removal.
All consultees either raised no objections or requested information/conditions related to proximity to watercourse, nesting birds, highway access, and tree removal for application 20/00764/B.
Key concern: proposed works in close proximity to a watercourse
DEFA Fisheries
No CommentTo further assess this application and the potential impact to the nearby watercourse, you are requested to complete the attached ‘Development within 9 Metres of a Watercourse’ form.; Fisheries will respond further to this application once the requested information has been received and considered.
Conditions requested: complete the attached ‘Development within 9 Metres of a Watercourse’ form
DEFA Ecosystem Policy Officer
Conditional No Objectionthe Ecosystem Policy Team have no objections to the plans.; The bird nesting season is usually between late February and late August or late September in the case of swifts, swallows or house martins.
Conditions requested: advisory note is provided: All birds, their nests, eggs and young are protected by law (Wildlife Act 1990)... Thorough checks for birds, their active nests and eggs should be undertaken prior to clearance of vegetation. If a nest is discovered while work is being undertaken, all work must stop and advice sought from the Ecosystem Policy Team, DEFA.
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionDo not oppose with condition/comment; DNOC on 04.08.20
Conditions requested: Access noted as approved under 09/00150/B
DEFA Arboricultural Officer
No ObjectionThe trees proposed for removal are poor quality trees and would likely be classified as Category $U$ trees if a tree survey in accordance with BS5837 :2012 was conducted. For this reason the department would have no objections for their removal.
