11 August 2017 · Planning Committee
Gatekeepers Cottage, Douglas Road, Ballasalla, Isle Of Man, IM9 3ab
The site is an open field off the A5 Douglas Road near Ballasalla, containing the ruined former gatekeeper's cottage next to the railway line, with an existing access lane serving a nearby farm.
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The officer assessed that the existing cottage had lost its habitable status by abandonment (no slates on roof, cracking walls, non-residential use exceeding 10 years), so it failed Housing Policy 12'…
Housing Policy 12
Requires replacement of existing countryside dwellings unless lost habitable status by abandonment (assessed via structural condition, >10 years non-use, no intervening use, evidence of intent to abandon). Officer found cottage met abandonment criteria (ruinous roof/walls, long disuse post-railway automation), so no replacement permitted.
Housing Policy 13
For abandoned rural dwellings, permits new dwelling only via retention of substantially intact fabric (3 walls to eaves) plus usable track/services. Proposal's full demolition contravened this; no renovation proposed.
Housing Policy 14
Where replacement permitted, new dwelling must match existing siting/size (not >50% larger floor area) unless improving environment; exceptionally allows innovative high-quality design without adverse visual impact, reusing stone/slate. New dwelling 5x larger, relocated, elevated, with mounding; not lesser impact despite quality, and no fabric reuse.
Housing Policy 4
Restricts new countryside dwellings; referenced in refusal as breached by new build principle.
General Policy 3
Presumes against development in non-designated areas; proposal constituted impermissible countryside housing.
Environment Policy 1
Protects countryside for its own sake; new dwelling harmed rural character.
No objection; considered compliant with HP14 as footprint close to existing, design timeless and unique, more attractive from railway than modern developments outweighing historic structures.
Proposals acceptable from highways aspect; acceptable visibility provided, access surfacing and passing bays shown on plans.
No immediate concerns regarding natural gas pipeline; liaising with applicant on safeguards.
All consultees (Malew Parish Commissioners, DOI Highways Division, and Manx Utilities Generation & Gas Systems) raised no objections to the application, with Highways confirming acceptability and Manx Utilities noting no concerns subject to construction control measures.
Key concern: proximity of the proposed works to natural gas pipeline
Malew Parish Commissioners
No ObjectionNo objection
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; the proposals are considered acceptable from a highways aspect; There are no suggested conditions as all the necessary works are clearly shown on the plans; the applicant must contact the Department for Infrastructure (S109) in terms of the surfacing work to be carried out from the A5 and also across the level crossing
Manx Utilities Generation & Gas Systems
Conditional No ObjectionWe do not have any immediate concerns regarding the proposed works as they have taken the location of the pipeline into consideration and included a buffer zone; we would still look to put some control measures in place if/when works commence and control access near to and over the pipeline
Conditions requested: put some control measures in place if/when works commence and control access near to and over the pipeline
