11 April 2016 · Planning Committee
Ballaughton Manor, Saddle Road, Douglas, Isle Of Man, IM2 1hg
The site at Ballaughton Manor, a 7.76-acre private estate in Douglas surrounded by residential development, previously had approval under PA 15/00975/B to retain the front facade and principal rooms of the historic Georgian villa while adding extensions, garaging, and a gatehouse.
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The officer acknowledged the existing building's architectural and historic interest but noted it has lain empty, requires modernisation, and has unsympathetic rear alterations detracting from its qua…
Spatial Policy 5
Requires new development to make a positive contribution to the environment. The replacement house, designed in period style with high-quality limestone, was assessed as achieving this through its grand scale and landscaped setting.
General Policy 2
Presumes in favour of development that respects site/surroundings in layout, scale, form, design, landscaping; no adverse impacts on wildlife, amenity, character, road safety, or energy use. Proposal complied due to its sympathetic design, no neighbour amenity issues, and established residential context.
Environment Policy 3
Protects woodland from unacceptable loss/damage. Tree protection condition ensures retention of mature trees in the parkland setting.
Environment Policy 22
Protects nearby amenities from noise, vibration, odour, light. Conditions on lighting, plant room noise, and no external lighting address this.
Environment Policy 34
Advocates traditional materials for pre-1920s buildings. Applied to replacement using natural limestone (uplift from existing render), with window joinery details conditioned.
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.
Tree protection
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 trees shown to be retained. 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. Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.
Materials approval
No works shall commence until full details of the proposed windows joinery at a scale of no less than 1:20 have been submitted to and approved in writing by the Department. The works shall not be carried out unless in accordance with the approved details. Reason: In the interests of maintaining the integrity of the building.
No external lighting
There shall be no external lighting within the site, unless prior approval of the Department has been given following the receipt of a lighting scheme. Reason: In the interests of neighbouring amenity and the character and appearance of the area.
Plant room noise scheme
No development shall commence on the plant room until a scheme specifying the level of noise that would be generated and the means for its control has been submitted to and approved in writing by the Planning and Building Control Directorate within the Department. Reason: To reduce the impact of noise beyond the site of the application.
No future 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.
no objection, but approval should not set precedent for asbestos-based demolition of registered buildings or those in conservation areas
do not object
Multiple heritage organizations strongly object to the total demolition of Ballaughton Manor due to its historic and architectural importance, citing asbestos as an insufficient justification, while Douglas Borough Council and Highways Division raise no objection.
Key concern: total demolition of historic Ballaughton Manor due to asbestos, despite available management alternatives
Isle of Man Natural History and Antiquarian Society
ObjectionThe Isle of Man Natural History and Antiquarian Society strongly objects to this application.; Total demolition of the premises is now proposed on the account of the presence of asbestos.; most domestic properties older than 15 years will contain asbestos in some form... However these are not recognised as being automatically such a serious problem such that demolition is required.
Manx National Heritage
ObjectionWe are therefore concerned that the present scheme proposes the total demolition of the existing structure on the grounds that asbestos is present.; this would not constitute a sufficient reason for demolition in a similar context in a neighbouring jurisdiction.; We would urge that further advice is sought on this problem, before a precipitate and irreversible decision to destroy this building is taken.
Isle of Man Victorian Society
ObjectionThis application should therefore be refused.; The reason given for now demolishing the last vestige of Ballaughton is far from sufficient for the Planning Committee to be persuaded to approve the demolition of the wall.; UK Georgian Group have commented on its importance and how it would be at least Grade II in the UK.
Douglas Borough Council
No Objectionthe Council should raise no objection to the application.; any approval should not set a precedent for the demolition of a Registered Building or a building in a Conservation Area simply on the grounds of the presence of asbestos.
Department of Infrastructure Highways Division
No ObjectionDo not oppose; DNO on 14.1.16
Original application PA15/00975/B approved in 2015 for replacement dwelling retaining front façade and principal rooms, plus garaging, gatehouse and landscaping, despite prior Building Preservation Notice (expired 2013). Amendments in PA16/00019/B sought full demolition and new limestone-clad dwelling due to asbestos in paintwork and fabric. NHAS and others appealed approval on heritage grounds, arguing asbestos not justification for total loss and Registration pending. Inspector found replacement compliant with policies but asbestos risk insufficient to override heritage value; however, as building not Registered and could be demolished without consent, approved full demolition. Appeal dismissed; permission upheld with conditions.
Precedent Value
Non-Registered heritage buildings in PEs vulnerable to demolition/replacement if policy-compliant; asbestos alone insufficient justification without Registered status. Applicants should secure Registration early; Councils must resolve proposals promptly to avoid fallback demolitions.
Inspector: Brian J Sims BSc CEng MICE MRTPI
