9 February 2017 · Delegated - Senior Planning Officer (Sarah Corlett)
Ballamenagh Moar, Ballamenagh Road, Baldrine, Isle Of Man, IM4 6aj
The site is the residential curtilage of Ballamenagh Moar Farm, a large 5-bedroom traditionally built dwelling with decorative detailing like string courses and render banding, located in a rural area of high landscape value.
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The officer assessed the principle of development under Environment Policy 1 and 2, noting protection for countryside and high landscape value areas, but gave weight to Housing Policy 15 for extension…
Environment Policy 1
Protects countryside and ecology outside settlements; development not permitted unless overriding need and no alternative. Officer weighed against existing traditional dwelling, finding extensions acceptable under related housing policy without adverse countryside impact.
Environment Policy 2
Protects character of Areas of High Landscape or Coastal Value (AHLV); development ok if no harm to landscape character or location essential. Site in AHLV; extensions conservative, screened by trees/hedging 50m from road, complementing character without harm.
Housing Policy 15
Extensions to traditional countryside properties approved if respecting proportion, form, appearance; exceptionally over 50% floorspace. 60% increase accepted as design mirrors detailing, subordinate scale, matching materials ensure compatibility.
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.
do not object
no objection
comments on tree condition and protection; proposed extensions would not affect trees
Arboricultural Officer raises concerns about impact on poor quality sycamores T1 & T2 and requires method statement or tree removal with replanting; Manx Utilities objects to extension position over underground cable; Highways and Garff Commissioners have no objections.
Key concern: Proposed extension over low voltage underground cable
Arboricultural Officer, Forestry, Amenity and Lands Directorate, DEFA
Conditional No ObjectionT1 & T2 are currently shown as being retained but the RPA's of these trees, approximately 9m and 6m respectively, are within the footprint of the proposed garage.; these trees should be considered as category C trees under the BS5837:2012 categorisation system. This means they are low quality trees not worthy of being a material constraint.; (recommended) amend the plans to show trees T1 and T2 removed
Conditions requested: Arboricultural method statement to demonstrate no detrimental effect on trees T1 & T2, or amend plans to remove T1 & T2 with planting specification per BS8545:2014 for 6 standard trees; Tree protection plan showing protective fencing for T3-6 per BS5837:2012 Section 6.1
Manx Utilities
ObjectionWe object to the proposed position of the extension building which will be over [underground] cable.; There is a low voltage underground cable, in the area of this planning application.
Conditions requested: Applicant to contact Network Operations Department, Manx Utilities Authority (t: 687687) to discuss working practices around underground cable which may require diversion
Department of Infrastructure, Highways Division
No ObjectionThe proposal provides adequate car parking along with manoeuvring space to allow vehicles to enter and leave in forward gear.; Highway Services does not oppose the application.
Garff Commissioners
No ObjectionThe Commissioners have no objection to these proposals.
Garff Commissioners
No ObjectionThe Commissioners have no objections to these amendments.
