8 August 2024 · Delegated - Principal Planner (Chris Balmer)
Abbey Mill Lodge, Bridge Road, Ballasalla, Isle Of Man, IM9 3da
The proposal involves demolishing an existing dormer bungalow built in the 1950s with a combination of pitch and flat roofs, along with a stable block at the rear of the 1.4-acre site fronting Bridge Road, Mill Road, and the Silver Burn River.
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The officer assessed the demolition against Section 18(4) of the Town and Country Planning Act 1999, which requires special attention to preserving or enhancing Conservation Area character, and found …
Strategic Policy 4
Requires proposals for development to protect or enhance the fabric and setting of buildings within a Conservation Area. The officer assessed that demolition preserves the character as the existing buildings make no positive contribution, meeting the test without harm.
Environment Policy 35
Permits only development in Conservation Areas that preserves or enhances character and appearance, protecting special features. Applied by confirming demolition does not harm character, with Registered Buildings Officer support, as structures lack significance.
Environmental Policy 39
Presumption in favour of retaining buildings positively contributing to Conservation Area character; assesses demolition's architectural/historic impact and wider effects. Officer found buildings do not contribute, so demolition acceptable without reference to replacement.
CA/6 Demolition in Conservation Areas
Presumption against demolition in Conservation Areas unless building detracts; considers architectural interest and replacement merits in less clear cases. Existing dwelling deemed non-contributory with limited visual impact, no harm from removal.
RB/6 Demolition
General presumption against demolition, considering building importance, features, and setting contribution. Applied similarly to CA/6; structures lack positive role, demolition preserves area.
Time limit
The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent. Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
No objection
No objection to demolition, existing dwelling makes little contribution to the character of the Conservation Area
Malew Parish Commissioners raised no objection to the application. DEFA Assistant Registered Buildings Officer objected strongly to the replacement dwelling design due to its inappropriate scale, massing, and impact on the conservation area.
Key concern: replacement dwelling would cause significant harm to the general character of the conservation area
Malew Parish Commissioners
No ObjectionI can confirm that Malew Parish Commissioners have no objection to the following Planning Applications.; 24/00530/CON Abbey Mill Lodge Registered building consent for demolition elements to PA 24/00528/B
DEFA Assistant Registered Buildings Officer
ObjectionThere’s no issue in replacing the existing dwelling, as you say it is not making any contribution to the special character of the conservation area.; The replacement, however, is of a design, form and massing that is in no way appropriate to the historic character of the conservation area.; The scale and massing are such that the replacement dwelling would have a far greater impact than the existing dwelling, and given the position of the site adjacent to the river, Rushen Abbey and the Abbey Church, I would judge that it has the potential to cause significant harm to the general character of the conservation area.; To be honest the current proposal is so far away from something that would be acceptable that it might be a case for straight refusal rather than negotiating a better scheme.
