15 December 2017 · Delegated - Senior Planning Officer Sarah Corlett
Ballachesed, St. Marks, Ballasalla, Isle Of Man, IM9 3ah
The site is the curtilage of a traditional dwelling in the St Mark's Conservation Area, close to the A26 highway with a small front garden and attached garage. The proposal converted the garage to a store by installing two new windows matching the house, extended the existing garden wall by a small amount to enclose mo…
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The officer assessed the proposal against Conservation Area policies, noting the garage conversion and matching windows do not detriment the area's character, in line with EP35.
General Policy 2
GP2 requires development to respect highway safety, drainage, and amenity. Original fence failed GP2(i) by impacting verge drainage and services access; amendments by retaining/extending wall ensure no impacts on visibility, drainage, or access, satisfying the policy.
Environment Policy 35
EP35 protects Conservation Area character. Garage conversion/windows and tarmac are modest with matching finishes, not detrimental. Original fence had significant detrimental impact contrary to Character Appraisal's emphasis on walls/verges; wall extension matches existing style/materials, preserving linear hamlet character.
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.
No objections to amended proposals
Amended drawing satisfies concerns; public services and highway no longer affected; adequate off-road parking; do not oppose
Malew Parish Commissioners initially objected to the original proposal's fencing but confirmed no objections to the amended plans. Highways Division opposed the original proposal due to drainage and public land issues, with no updated comments on amendments.
Key concern: impact on highway drainage and incorporation of public verge land
Malew Parish Commissioners
Conditional No ObjectionNo objection to garage conversion, but object to the wall.
Department of Infrastructure (DOI) Highways Division
No CommentDepartment of Infrastructure (DOI) Highways Division
ObjectionThe verge and the ditch form part of the highway drainage system and the proposed fence and hedge will impact the efficiency of highway drainage possibly leading to flooding problems.; This proposal will result in an area of public land being incorporated within a residential curtilage. This land has services located within it and access is required at all times.; fails to comply with GP 2 (i) due to the impact on highway drainage.
Malew Parish Commissioners
No Objectionthe Commissioners now have no objections to the proposed amended plans.
