22 July 2019 · Head of Development Management - Stephen Butler
Ballerghey Cottages, Lhergy Cripperty, Union Mills, Isle Of Man, IM4 4nj
The proposal modifies a previously approved scheme (PA 17/01141/B) by adding a flat-roof link between two dilapidated Manx stone tholtans to form one single-storey dwelling (total floor area 172.8m², 41% increase from existing 122.1m²) for residential or tourist use, with rear extensions, new parking for 4 vehicles usi…
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The site has extant approval under PA 17/01141/B for renovation as two dwellings/tourist units, establishing the principle of development as acceptable despite unzoned High Landscape Value location.
Environment Policy 2
Protects High Landscape Value (AHLV) areas unless development does not harm character/quality or location essential. Officer assessed link's recessed position, containment within site and limited road views as having 'negligible impact on the wider AHLV and streetscene', subordinate to tholtans.
Housing Policy 13
Permits renovation/extensions of substantially intact rural tholtans (3 walls to eaves) if subordinate (<50% original floorspace). Prior approval confirmed intact Manx stone structures qualify; current link/extension compliant as modification to approved scheme.
Business Policy 13
Permits residential tourist use if no neighbour amenity compromise. Single tourist unit reduces activity from prior two-unit approval with 'no immediate neighbours whose amenities would be compromised'.
Appendix 7
Requires 2 spaces per residential unit. Provides 4 spaces exceeding standard, in line with prior approval.
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.
Access construction prior to works
Prior to any of the approved works taking place to renovate or extend the existing buildings, the access approved under planning application 16/00498/B shall be constructed and the visibility splays shall remain unobstructed at a height of 1.05m thereafter. Reason: To ensure safe access during the construction period in the interest of highway safety.
Parking prior to occupation
Prior to the occupation of the development hereby approved the car parking and manoeuvring areas shall be provided in accordance with the approved drawings and remain free from obstruction thereafter. Reason: To ensure that the strategic plan car parking standards are met and in the interest of highway safety.
No permitted development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any order revoking and/or re-enacting that Order with or without modification) there shall be no alterations, extensions, outbuildings, fences or walls erected without prior planning approval. Reason: To control development in the interests of the amenities of the surrounding area.
Do not oppose subject to conditions on parking, manoeuvring areas prior to occupation and access improvements per PA 16/00498/B
no objection
Highways provided conditional no objection subject to parking, access, and prior highway improvements; Braddan Parish Commissioners had no objection; a public representation objected due to visual impact.
Key concern: hard visual impact due to proximity to highway
Highway Services Division
Conditional No ObjectionHighway Services does not oppose the application subject to planning conditions...; ideally the spaces should each be 2.5m x 5m as specified in the 'Manual for Manx Roads' design guide
Conditions requested: Planning condition for highway improvements of existing Lhergy Cripperty/private road junction to be implemented as per 16/00498/B prior to commencement of development; Proposed parking and site access road to be provided and permanently maintained unobstructed
Braddan Parish Commissioners
No Objectionthe Commissioners met on 11 April 2019 and had no objection to the following planning applications: ... - PA19/00346/B
Charles Lewin
ObjectionThe proposed new development would certainly appear out of character with the surrounding area and whilst landscaping could be introduced I don't believe it to be sufficent to soften what would be a hard visual impact due to its very proximity to the highway.; I would request that the planning app be refused
