7 September 2016 · Delegated - Senior Planning Officer (Sarah Corlett)
Doi Railway Crossing, Mount Gawne Road, Colby, Isle Of Man, IM9 4ba
The proposal involves restoring a derelict single-storey gatekeeper's cottage associated with the Manx Electric Steam Railway, one of four surviving examples, by repairing and re-slating the roof, constructing a new upper floor, altering the internal layout for modern living, installing timber sliding sash windows, Fre…
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The principle of residential conversion was established by prior approval PA 13/91279/A, re-establishing the building's original use and preventing further dilapidation of this rare registered gatekee…
General Policy 2
Requires development to respect site/surroundings in scale/design, not harm landscape/townscape/amenity/road safety, provide safe access/parking. Officer assessed proposal complies as alterations enhance dilapidated building, access visibility adequate, amenity suitable for 1 person.
Environment Policy 33
Permits registered building change of use if appropriate and alterations not detrimental to special interest. Residential reuse re-establishes original gatekeeper function; alterations minimised impact on fabric/character.
Environment Policy 34
Prefers traditional materials for pre-1920 buildings. Timber sash windows, slate roof, conservation rainwater goods match original, enhancing appearance.
Environment Policy 35
Protects conservation areas; not directly applicable as site not in CA, but building's setting considered.
Transport Policy 4
Requires highways to safely accommodate development traffic. New access width 6.5m, parking for 1 vehicle, visibility splays acceptable per Highways.
Transport Policy 7
Requires parking per standards. Driveway provides 1 space, suitable for small dwelling.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Arboricultural report compliance
The Arboricultural Report (dated 18 July 2016) and drawing nos 12 and 13 included within the Report shall be adhered to in full, in particular the Arboricultural Method Statement and Recommendations detailed in Sections 5 and 7 of the Report.
Tree protective fencing
No site works or clearance shall be commenced until protective fences which conform with British Standard 5837:2012 (or any British Standard revoking and re-enacting British Standard 5837:2012 with or without modification) have been erected around any existing trees and other existing or proposed landscape areas in positions indicated on the approved plans set out in the Arboricultural Report. Unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for approved arboricultural or landscape works.
Tree/hedge replacement
The existing trees and hedges shall be retained in accordance with the approved details. Any retained tree or hedge which within five years of the approved development being occupied or completed (whichever is the later) dies, are removed or become seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department.
No-dig driveway
The construction of the driveway shall be done with a 'no dig' solution as set out in the Arboricultural Report dated 18 July 2016 and shall thereafter be retained as such.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials, where relevant, to be used in the repair and making of good of surfaces, including the proposed surface materials in the construction of the driveway, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
no objection and regard this as an opportunity to make this building into a unique tourist accommodation
do not oppose subject to visibility splays of 2.4 x 36 metres, later confirmed acceptable at 30-36m including over railway
satisfied with arboricultural report; recommend conditions for tree protection, no-dig driveway, pruning to BS3998
Rushen Parish Commissioners have no objections and view the proposal positively as unique tourist accommodation; DOI Highways do not oppose subject to a visibility splay condition.
Rushen Parish Commissioners
No ObjectionNo objections. Rushen Commissioners regard this as an opportunity to make this building into a unique tourist accommodation.
DOI Highways
Conditional No ObjectionDo not oppose with condition/comment; DNOC on 31.12.15
Conditions requested: Visibility splays of 2.4 x 36 metres must be achieved over land within the ownership of the applicant. Nothing must be planted or erected within the splays which may exceed 1.05 metres in height
