19 December 2019 · Head of Development Management (Stephen Butler)
Thie Ollee, Bollyn Road, Ballaugh, Isle Of Man, IM7 5ay
The proposal at Corvally Barn on Bollyn Road sought retrospective permission for changes to the vehicle access and parking area, and the erection of a garden shed and garden room within the curtilage of a recently converted barn dwelling.
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The officer assessed the proposal against General Policy 3, Environment Policies 1 and 2, and Transport Policy 4, finding it acceptable as the garden shed and room appear domestic in the rear garden w…
General Policy 3
Restricts development outside zoned areas except for specific exceptions like conversions of redundant rural buildings. The officer considered the site within High Landscape Value but found the domestic-scale outbuildings and access alterations acceptable as ancillary to the approved barn conversion, not creating new units or harming landscape.
Environment Policy 1
Protects countryside ecology outside settlements unless overriding need. Structures have minimal visual impact, located in rear garden not apparent from public views, thus not adversely affecting countryside.
Environment Policy 2
Prioritises landscape character in Areas of High Landscape or Coastal Value unless no harm or essential location. Officer noted fleeting public views only, domestic appearance, no harm to character or quality.
Transport Policy 4
Requires highways to accommodate development traffic safely. Amended landscaping ensures visibility splays; enlarged parking area allows manoeuvring even with camper van; Highway Services no objection.
Landscaping implementation
All planting comprised in the approved details of landscaping (Drawing No 16 1201 8R received on the 16th December and details of plan "Blush pink" as confirmed in email dated 15th November 2019) must be carried out in the first planting and seeding seasons following this decision notice and retained thereafter. Any plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: In the interest of Highway safety to ensure the approved visibility splays are provided and retained.
Ancillary use only
The garden room hereby approved may be used only in association with the main dwelling house "Corvally Barn" and for purposes incidental to the use of main dwelling house "Corvally Barn" as a single dwelling, for no commercial purposes and only in accordance with the internal layout shown on plan 16 1201 9R received on the 14th October 2019. Reason: The dwelling is within a single residential plot within an area of similar developments. The application does not propose to create separate units of accommodation within the site and has not been considered as such.
Parking retention
The car parking and manoeuvring areas (to the rear of the converted barn as shown on drawing 16 1201 BR) shall retained for the use of parking and manoeuvring of vehicles associated with the use of Corvally Barn as a single dwelling and remain free from obstruction thereafter. Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.
Visibility splays
Visibility splays of 2 metres by 27 metres in a northern direction and 2 metres by 33 metres in a southern direction which are all required to be provided and thereafter kept permanently clear of any obstruction exceeding 1050 mm in height above adjoining carriageway level. Reason: In the interests of highway safety.
Proposals acceptable subject to conditions on surfacing, drainage, landscaping with low shrubs, and Section 109A application; no objection (DNOC)
Highway Services provided conditional no objection to the retrospective application citing acceptable access arrangements but recommending surfacing conditions; a neighbour from Sleepy Hollow objected due to obstructions in manoeuvring areas violating prior conditions.
Key concern: campervan and shed obstructing manoeuvring area in breach of prior highway safety conditions
Highway Services
Conditional No ObjectionHighway Services have had detailed discussions with the applicants as part of a previous application 16/01358/B; I am satisfied that the access arrangements are acceptable for a lesser development in the form of a garden room.; please attach a section 109A application to ascertain the correct construction of the new access arrangements.; Recommendation: DNOC
Conditions requested: The access serving the site shall be surfaced sealed and drained for at least 5.0m from the carriageway edge in order to avoid the migration of gravel onto the public highway.
Sleepy Hollow The Cronk
Objectionthe large camper van has been permanently obstructing the manoeuvring and exiting area since occupation over 12 months ago – completely ignoring condition 3; Dol condition 2 & Planning Approval condition 3 clearly states 'the manoeuvering areas shall remain free from obstruction' and at present this is most certainly not the case; A solution to this would be to install the grassed verge areas on both sides as per the original plans
