18 June 2024 · Director of Planning and Building Control (Jennifer Chance)
Gatekeepers Cottage, Douglas Road, Ballasalla, Isle Of Man, IM9 3ab
The proposal amends the previously approved PA 18/00197/B for a replacement dwelling, new access drive, and landscaping on part of Field 434112 at Gatekeepers Cottage, Douglas Road, Ballasalla. Key changes include adding a 102.85sqm underground clock room and private workshop beneath the garage area for the applicant's…
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The principle of development was established by the extant approval under PA 18/00197/B, which has been substantially progressed, so there is no reason to revisit it given no material change in policy…
General Policy 3
Presumption against development in countryside, but exceptions allow replacement dwellings; principle accepted via prior approval PA 18/00197/B which has commenced, so amendments assessed only for acceptability.
General Policy 2
Requires no unacceptable visual/landscape impact or harm to amenity; amendments comply as they do not exacerbate prior scheme's effects and are in keeping with site character per (b)&(c).
Housing Policy 12
Guidance on replacement of existing countryside dwellings; applied via established prior approval for replacement at habitable former gatekeeper's cottage.
Housing Policy 13
Guidance on dwellings that lost residential use by abandonment; relevant to site's history as former gatekeeper's cottage.
Housing Policy 14
Advice where replacement dwelling principle is acceptable; supports assessment given prior approval.
Environment Policy 1
Countryside protection paramount, but replacement via GP3 exception established previously.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Landscaping implementation
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 additional structures
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2012 or any order amending, revoking or re-enacting that Order, no means of enclosure, structures or other free standing buildings, other than that shown on the approved plans and other documents listed on this decision notice, and any drawings approved subsequently in writing by the Department pursuant to any conditions on this decision notice, shall be erected on the site without an express grant of planning approval from the Department. Reason: In the interests of the character and appearance of the development.
no interest in the application
no objections to the Planning application
All consultees either raised no objections or provided advisory comments without objection; one requests a landscaping condition, another seeks further information on foul drainage, and highways advise on drainage compliance.
Key concern: no further information on the discharge route for the foul water effluent
Malew Parish Commissioners
No ObjectionMalew Parish Commissioners have no objections to the following Planning Applications.; 23/01498/B Gatekeepers Cottage Douglas Road Ballasalla
Highway Services HDC
No ObjectionHighway Services HDC has no interest (NHI) in: 23/01498/B
Department of Infrastructure Highways Drainage
No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.; Recommendation: The applicant should be aware off and comply with the clauses above.
DEFA Environmental Protection Unit
No Commentplease can the applicant or agent provide further information on the discharge route for the foul water effluent.; If a sewage treatment works is connected to a drainage ditch or watercourse a discharge license will be required.; If the discharge is connected to a soak-away; percolation tests will need to be carried out in accordance with Building Regulations.
DEFA Ecosystem Policy Officer
Conditional No ObjectionIn line with Condition 3 of the previous approval for PA 18/00197/B, the Ecosystem Policy Team recommend that a condition is secured on approval for the following.
Conditions requested: 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.
