28 November 2017 · Planning Committee
Gatekeepers Cottage, Douglas Road, Ballasalla, Isle Of Man, IM9 3ab
The site is a field adjacent to the A5 Douglas Road and the Isle of Man Steam Railway line south of Ballasalla, including the derelict Gatekeeper's Cottage. The proposal demolishes this cottage (8m x 5m footprint, uninhabitable due to abandonment) and rebuilds an exact replica as a non-residential garden store on the s…
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The proposal departs from Strategic Plan Housing Policies 12, 13, and 14 as the Gatekeeper's Cottage has lost habitable status by abandonment (roofless, cracked walls, non-use exceeding 10 years) and …
Housing Policy 12
Requires replacement of existing countryside dwellings unless abandoned (lost habitable status via structural condition, >10 years non-use, no intervening use, intent to abandon). Cottage fails test; no replacement permitted on this basis. Officer applied criteria strictly, confirming abandonment.
Housing Policy 13
Permits new dwelling via renovation of substantially intact abandoned rural dwellings with usable track/water/electricity. Cottage not renovated on-site; policy excludes replacement builds. Tension as replica relocation not policy-conformant but treated as heritage mitigation.
Housing Policy 14
Where replacement permitted, limits scale/siting to existing footprint, <50% larger floor area, traditional design matching materials unless innovative/high-quality/non-adverse impact. New dwelling exceeds all (larger, relocated, innovative); exceptionally allowed for environmental improvement via replica and screening.
General Policy 3
Presumes against non-designated area development. Countryside site fails; departure justified by Area Plan heritage.
Environment Policy 1
Protects countryside for its own sake. Open rural views from railway affected; mitigated by landscaping but still non-compliant.
Housing Policy 4
Restricts new countryside dwellings. Cited in prior refusal; current scheme departs similarly.
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.
Replica gatekeeper's cottage prior to dwelling occupation
Prior to the occupation of the new dwelling hereby approved, the new store building, built to replicate Ballawoods gatekeeper's cottage, must be erected in accordance with the approved plans and be available for use as such. The replacement gatekeeper's cottage must be retained as such thereafter. Reason: The reinstatement of the gatekeeper's cottage is a fundamental reason why the new dwelling is considered acceptable.
Pre-commencement planting and aftercare schedule
Prior to the commencement of works, a full and detailed planting and aftercare schedule must be approved in writing by the Department, indicating the position and size of all new trees and shrubs and their species and measures for their maintenance for the five years after they are planted. Reason: To ensure that the landscaped setting of the site is achieved.
Landscaping implementation and maintenance
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: The landscaping of the site is an integral part of the scheme and must be implemented as approved.
no objection
proposals are considered acceptable from a highways aspect
no immediate concerns with the natural gas pipeline
Manx National Heritage objected to the proposal for failing to integrate with the landscape and comply with planning policies, while Highways Division and Malew Parish Commissioners raised no objections.
Key concern: fails to comply with strategic and environmental policies contained within the Strategic Plan
Manx National Heritage
ObjectionThe scheme proposes the construction of what is, in effect, a folly, by using materials, finishes and construction methods which are neither local nor traditional to create a structure deliberately designed to make a visual impression; its setting will only add to its intrusiveness.; In our opinion this scheme fails to comply with strategic and environmental policies contained within the Strategic Plan.; Whilst MNH is not against the construction of buildings to modern and alternative designs, it is our firm view that such buildings must integrate well with the landscape, rather than detracting from their surroundings.
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, however 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.
Malew Parish Commissioners
No ObjectionMalew Parish Commissioners have no objection to these Planning Applications: 17/01076/B
