12 October 2020 · Planning Committee
Land North West Of, Ballaragh Old Farmhouse, 107 Ballaragh To Bulgham, Ballaragh, Laxey, Isle Of Man, IM4 7pn
The proposal seeks approval in principle for a new dwelling on a site partly within 'Proposed Predominately Residential - Area 19' and partly accommodating a traditional barn approved for prior conversion or demolition and replacement.
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The officer assessed that the indicative siting of the dwelling falls within Area 19 designated as 'Proposed Predominately Residential' on the Laxey and Lonan Area Plan 2005, raising no principle conc…
Environment Policy 1
Protects countryside outside settlements or non-designated areas from adverse development unless overriding national need. Site partly in designated residential Area 19, so principle acceptable without countryside harm.
Environment Policy 2
Protects Areas of High Landscape Value and Scenic Significance (AHLV), prioritising landscape character unless no harm or essential location. Curtilage extension screened by topography from key views, dwelling in designated area, minimal impact.
General Policy 2
Permits development in accordance with Area Plan zoning if respecting site/surroundings, landscape, amenity, access, etc. Proposal accords with designations, matches local character, no adverse impacts identified at AIP stage.
General Policy 3
Restricts development outside zoned areas except specific exceptions. Site within/existing proposed residential zoning, supported by prior approvals.
Housing Policy 4
New housing primarily in towns/villages or Area Plan extensions; countryside exceptional. Site in Local Plan designated Area 19 for residential.
Laxey and Lonan Local Plan Order 2005 - Area 19
Permits development of two traditional styled new dwellings between Wheatcroft and Ballaragh Old Farmhouse, with off-road parking, turning, landscaping to minimise impact, and varied designs. Proposal for one dwelling in this area.
Time limit for commencement
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters. Reason: To comply with article 26 of the Town and Country Planning (Development Procedure) Order 2019.
Reserved matters application time limit
Application for approval of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved. Reason: To avoid the accumulation of unimplemented planning approvals.
Approval of reserved matters required
Approval of the details of siting, design, external appearance, internal layout of buildings, site layout, drainage, landscaping, means of access of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced. Reason: To comply with the Town and Country Planning (Development Procedure) Order 2019.
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) no extension, enlargement or other alteration of the dwelling and no garages or other free standing buildings shall be erected within the curtilage of the dwelling hereby approved, other than that expressly authorised by this approval or the reserved matters, shall be carried out, without the separate grant of approval of the Department. Reason: To control development in the interests of the visual amenity and the character of the area.
Reuse of barn materials
As far as is practicable, material from the barn to be demolished shall be re-used as part of the construction of the dwelling hereby approved and the reserved matters application shall include details for the proposed reuse. Reason: To ensure that the material is reused in the new dwelling, in the interests of visual amenity and the character of the area.
No objection. Access upgraded under previous approvals 14/00809/B and 15/00590/B. Details required at reserved matters for parking, pedestrian/vehicular areas, waste storage, and EV charging.
DEFA Biodiversity, Manx National Heritage, and Highways Division raised concerns primarily about bats and nesting birds requiring updated surveys, while Garff Commissioners noted no objections but requested future reference; a public representation objected on heritage and landscape grounds.
Key concern: outdated bat survey requiring updated assessment and potential mitigation
Garff Commissioners
No ObjectionThere were no objections to the AiP, but if the following could be brought to the attention of the Planning Committee it may be a point of reference if an REM application is submitted in the future.
DEFA Biodiversity
Conditional No Objectionas the survey and report is more than 3 years old, The Ecosystem Policy Team consider that this bat survey is out of date.; Bat surveys should be undertaken in line with best practise, as set out in the Bat Conservation Trusts Bat Surveys for Professional Ecologists - Good Practice Guidelines.
Conditions requested: preliminary assessment for roosting bats and nesting birds by suitably qualified ecologist and report submitted prior to determination; if bats found, bat roost survey by licensed bat ecologist with mitigation plan prior to determination; mitigation required for nesting birds
Manx National Heritage
Conditional No ObjectionIn order to establish the presence or absence of bats in the existing stone barns we request that, prior to any works being carried out, a bat survey be undertaken and a report submitted to the Planning Department detailing the findings of the survey and any appropriate mitigation required should bats be present.
Conditions requested: bat survey undertaken and report submitted prior to any works
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; It is noted that the access arrangements were upgraded under 14/00809/B and 15/0590/B.
Conditions requested: Details will be necessary at reserve matters stage for the on-plot pedestrian and vehicular areas, car and bicycle parking, and waste bin storage and collection with consideration for electric vehicle charging points
