21 July 2011 · Director of Planning and Building Control (Michael Gallagher)
Ballaradcliffe House, Kiondroghad Road, Andreas, Isle Of Man, IM7 3el
The proposal involves alterations and extensions to Ballaradcliffe House, a two-storey detached registered building in Andreas, comprising two prominent side extensions (each 5m projection, 8m depth, 8.4m ridge height) to the east and west elevations, a small rear extension (1.25m projection, 2.5m width, 8.4m ridge hei…
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The extensions were assessed as compliant with Policy RB/5 as they preserve the building's special architectural or historic interest, with side extensions designed to balance the existing dwelling, m…
General Policy 2
Requires development to respect site and surroundings in siting, scale, form, design; not adversely affect character, amenities, or road safety. Officer assessed extensions as subordinate, screened by vegetation, no amenity harm, and providing satisfactory standards.
Environment Policy 32
Prohibits extensions or alterations detrimentally affecting a Registered Building's character. Assessed as preserving character through matching proportions, materials, and subordinate massing.
Environment Policy 42
Requires new development in settlements to reflect local character and avoid inappropriate backland development. Proposal respects residential/woodland zoning and building character without removing green spaces.
RB/5 Alterations and Extensions
Presumption against alterations/extensions to registered buildings unless justified and not harmful to special interest; requires full justification of impact. Extensions justified as non-dominating, enhancing rear, with improvements over prior scheme per Conservation Officer; internal works reduced impact.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the alterations and extensions to dwelling (In association with 11/00700/GB) as proposed in the submitted documents and drawings 01 Rev P2, 02 Rev P2, 03 Rev P2, 04 Rev P2, 05 Rev P2 and 06 Rev P2 all received on 20th May 2011.
External finishes
The external finishes of the extension must match those of the existing building in all respects.
Roof material
The roof(s) must be finished in dark natural slate.
Internal doors, skirtings, architraves details
PRIOR to the commencement of any building works, further large scale (1:10) detail drawings are to be produced of all of the retained and proposed internal doors, skirtings and architraves to indicate the framing detail, material and profile. These are be provided for approval in writing by the Planning Authority prior to the carrying out of any of the development hereby approved and development shall not proceed except in accordance with the details so approved.
Replacement windows schedule
PRIOR to the commencement of any building works, a schedule of replacement windows is to be drawn up. The schedule is also to include, large scale (1:20 / 1:10) detail drawings of the windows to be replaced to indicate the framing detail, material and glazing bar profiles. This is to be provided for written approval by Department and no windows shall be replaced except in accordance with the details so approved.
External insulation details
PRIOR to the commencement of works, further details of how the existing cills are to be altered and the impact of the system on the eaves and window/door reveals in order to install the external insulation system are to be supplied and approved by the Planning Authority. The applicant should discuss this with the Department's Building Conservation Officer and works may not proceed except in accordance with the details approved.
Roof lights
All new roof lights are to be Conservation Grade.
no objections
No objection
No objection subject to no surface water discharge to foul systems and soakaway subject to Building Control
