12 August 2019 · Delegated - Head of Development Management (Stephen Butler)
The Coote, Ballnahowe Road, Ballnahowe, Port Erin, Isle Of Man, IM9 6jf
The proposal involved renovating a derelict Manx stone tholtan (approximately 9m x 5.4m with walls up to 3m high) by rebuilding parts, adding a full first floor with ridge height of 6m, a two-storey rear extension (5.5m wide x 4.5m projection, ridge 5.5m, smooth render finish), new dormers, chimneys, and residential cu…
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The officer assessed the proposal against General Policy 3(b) and Housing Policy 11, noting the tholtan has historic interest dating to mid-19th century but is not substantially intact (gables incompl…
General Policy 3
Restricts development in countryside except conversion of redundant rural buildings of value (b). Officer found building of historic interest but proposal's extensive works, overbearing extensions and curtilage harm original character, failing the test.
Housing Policy 11
Permits conversion if building substantially intact, structurally capable, of interest, large enough for dwelling with modest extension not harming character, using original materials. Building not substantially intact (incomplete gables, structural defects); rear extension overbearing at 49% of original floor area; inappropriate modifications and render fail character test.
Environment Policy 1
Protects countryside from adverse development unless overriding need. Extensions, hardstanding and curtilage cause unacceptable visual harm in 'Cregneash and Meayll Peninsula (H4)' high landscape value area, overpowering ruinous feature acceptable in current state.
Environment Policy 7
Requires watercourse identification, risk assessment, pollution measures for developments nearby. No plans identify adjacent culverted stream or assess impact, despite being within 8m buffer.
Housing Policy 13
For abandoned dwellings, permits if substantially intact (3 walls to eaves), usable track, potable water/electricity. Fails on intactness and water supply info; access acceptable via gated field entry.
Housing Policy 12
Generally permits rural dwelling replacement unless abandoned or of renovable historic interest. Officer noted structure abandoned and historic, so replacement unacceptable.
In support, all new properties should fit sustainable heating systems
No objections provided overhead line diverted before works commence
Highway Services objected due to inadequate visibility splays and lack of speed survey data; Manx National Heritage raised heritage and ecology concerns with conditions requested; Rushen Parish Commissioners supported with sustainable heating request; Manx Utilities had no objection conditional on overhead line diversion.
Key concern: inadequate visibility splays and intensification of access use per DMRB standards
Manx National Heritage
Conditional No Objectionthe building is worthy of recording, and consequently any approval should, at the very least, be conditional on the developer making a Level 2 record of the building; We recommend that an assessment of the site for its potential use by bats and viviparous lizard is undertaken by a suitably licensed and experienced ecologist; consideration should be given to whether the proposed insertion of a new central window and the raising of the door-head, are, in either case, appropriate
Conditions requested: conditional on the developer making a Level 2 record of the building as defined by Historic England (Understanding Historic Buildings - A Guide to Good Recording Practice revised May 2016); assessment of the site for its potential use by bats and viviparous lizard is undertaken by a suitably licensed and experienced ecologist
Highway Services Division
ObjectionHighway Services opposes the application as the proposal would intensify the use of an existing vehicular access and it is has not been demonstrated that the access is safe and accords with visibility standards
Rushen Parish Commissioners
Supportthe following applications were all supported by the Commissioners, but the Commissioners wished to make clear their new policy of requesting that all new build properties in the Parish should fit sustainable heating systems. This particularly applies in the case of application 19/00488/B Kate's Cottage, Balnahowe Road
Conditions requested: all new build properties in the Parish should fit sustainable heating systems
Manx Utilities
Conditional No Objectionwe have no objection to their plans provided that the overhead line is diverted before work commences on site
Conditions requested: overhead line is diverted before work commences on site
