4 July 2017 · Planning Committee
Ballaquane Farm, Smeale Road, Andreas, Isle Of Man, IM7 4ja
The proposal involves demolishing an existing rear porch and outbuilding at Ballaquane Farm and replacing them with a detached single-storey extension (6m wide x 12m deep x 3.5m ridge height) linked by a glazed porch extension (4.7m wide x 2.3m deep x 2.7m high) to the two-storey traditional farmhouse.
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The proposal exceeds Housing Policy 15's 50% floor area threshold (59% increase) but was approved exceptionally due to its innovative design that retains the traditional Manx farmhouse proportions wit…
General Policy 3
Prohibits development outside zoned areas except for specified exceptions including appropriate rural extensions. The officer assessed the proposal fits as an extension to an existing rural dwelling, with design ensuring no adverse countryside impact.
Environment Policy 1
Protects countryside ecology unless overriding national need. The extensions' design, size, proportion, form, and finishes were found appropriate and in keeping with the traditional property and countryside setting, avoiding adverse effects.
Housing Policy 15
Limits extensions to traditional countryside properties to 50% floor area exceptionally, requiring respect for proportion, form, and appearance. Despite 59% increase, approved due to innovative subordinate design that achieves policy aims better than a smaller attached scheme (which would be 46%).
Policy 3 of Planning Circular 3/91
Requires extensions to maintain character of original form, following traditional farmhouse patterns. The gable-ended single-storey form with mixed traditional/contemporary finishes complies.
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
The protection measures and construction methods detailed in the drawing 161167/3 (Tree Protection, removal and planting) submitted in support of the application shall be adhered to in full. No tree shown as being retained shall be cut down, uprooted, or wilfully destroyed during the development phase and thereafter within 5 years from the completion date, except as may be permitted by prior approval in writing from the Department. Reason: To safeguard the appearance of the development and the surrounding area.
Tree-planting scheme
Prior to the occupation of the extension hereby approved, a tree-planting scheme shall be submitted to and approved in writing by the Department. The scheme shall include what species (botanical names) will be planted, what size the trees will be at date of planting, the approximate date when they are to be planted, and how they will be maintained until successfully established. It is noted the submitted drawing shows that 12 trees will be planted at a spacing of 1.5-2.0m. It is suggested that for amenity trees it would be better to have fewer larger trees at a wider spacing (minimum 4m) or the same number of trees (12) could be spread out over a larger area. All the tree-planting shall be carried out in accordance with the approved details. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department. Reason: To ensure the provision of an appropriate landscape setting to the development.
Ancillary residential use only
The extension hereby approved may be used only in association with the main dwelling house "Ballaquane Farm" as a single dwelling, for no commercial purposes and only in accordance with the internal layout shown on plan 2. Reason: To safeguard the residential character and amenities of the area.
do not oppose the current planning application
Forestry Directorate offers conditional no objection to tree removal and extension works with specific conditions on tree protection and planting details; Highways Division has no highways interest; Andreas Parish Commissioners have no objections.
Key concern: significant construction activity within the root protection areas of retained mature sycamore trees
Forestry, Amenity and Lands Directorate
Conditional No ObjectionDue to the risk of structural damage to this existing structure and the inconvenience (e.g. dominance, debris, interference) that may be caused by their retention, I would not object to the removal of these trees.; The protection plan should still be implemented as it is better than having no protection at all.; For amenity trees I would suggest that fewer larger trees at a wider spacing (minimum 4m) are a better option.
Conditions requested: The protection measures and construction methods detailed in the drawing 161167/3 (Tree Protection, removal and planting) submitted in support of the application shall be adhered to in full. No tree shown as being retained shall be cut down, uprooted, or wilfully destroyed during the development phase and thereafter within 5 years from the completion date, except as may be permitted by prior approval in writing from the Department.; seek further details of which species (botanical names) will be planted, what size the trees will be at date of planting, the approximate date when they are to be planted, and how they will be maintained until successfully established
Department of Infrastructure Highways Division
No ObjectionNo Highways Interest; NHI
Andreas Parish Commissioners
No ObjectionAndreas Parish Commissioners have now considered the above proposed development, and have no objections thereto.
