26 January 2017 · Planning Committee
Field 220251, Bollyn Road, Ballaugh, Isle Of Man, IM7 5ay
The proposal involved demolishing a single-storey derelict cottage and workshop at Barn Cottage on Bollyn Road in rural Ballaugh, replacing them with a new two-storey detached dwelling of 150 sqm footprint (300 sqm total floor area) and a detached garage, set back from the road with proposed materials including natural…
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The site is in unzoned countryside with a general presumption against new housing outside settlements per General Policy 3 and Housing Policy 4, allowing exceptions only for conversions, replacements,…
General Policy 3
Requires development outside zoned areas only in specified exceptions like conversions or replacements. Proposal failed as it did not qualify for replacement given prior HP11 approval, nor fit other exceptions.
Housing Policy 4
New housing permitted in countryside only in exceptional cases like agricultural need, conversions (HP11), or replacements (HP12-14). Proposal did not meet these, being a new dwelling in unzoned countryside.
Housing Policy 11
Allows conversion of redundant rural buildings of architectural/historic interest if structurally sound. Prior approval under this policy for the site established the building's merit, making demolition/replacement inappropriate.
Housing Policy 12
Permits replacement of rural dwellings unless abandoned or of architectural interest and renovable. Existing building qualified under HP11(c), so not replaceable; no evidence of abandonment beyond 10 years or structural failure.
Housing Policy 14
Replacement dwellings must match existing siting/size unless improving environment; larger floor area and setback siting would increase visual impact without sufficient offsetting benefits.
Environment Policy 1
Protects countryside unless overriding need; no such need demonstrated for new dwelling.
Environment Policy 2
In High Landscape Value area, development permitted only if no harm to character; proposed siting/scale would harm open landscape character.
No objection.
Highways Division deferred the application pending visibility splay information for the garage; Arboricultural Officer recommended tree survey conditions; Ballaugh Parish Commissioners raised no objections.
Key concern: no information provided for highway visibility assessment
Department of Infrastructure (DOI) Highways Division
Defer - awaiting information; The application should be deferred to allow the applicant to consider the above matters.; DEFER on 13/09/16
Conditions requested: A drawing to an appropriate scale that indicates the location of the garage in reference to the existing highway indicating the visibility that can be achieved over land within the applicant's control from a point 2.4m back from the edge of carriageway to the near side carriageway edge in both directions
Arboricultural Officer, Forestry, Amenity and Lands Directorate, DEFA
Conditional No ObjectionIf approved, I recommend that you specify in a condition that any future reserved matters application includes the following information
Conditions requested: any future reserved matters application includes: A tree survey (with survey plan) – to be done in accordance with the recommendations of BS5837:2012, section 4; A tree constraints plan – to be done in accordance with the recommendations of BS5837:2012, section 5; A tree protection plan (covering aspects of technical design where necessary) – to be done in accordance with the recommendations of BS5837:2012, sections 5&6
Ballaugh Parish Commissioners
No ObjectionBallaugh Parish Commissioners have now considered the above proposed development, and have no objections thereto.
