27 February 2025 · Head of Development Management (Stephen Butler)
Ballaslig, Ballacorey Road, Andreas, Isle Of Man, IM7 4el
The site is in open countryside within an 11-acre holding, bounded by hedgerows and trees, east of Ballasleig Croft dwelling. The proposal replaces an abandoned former cottage (Sycamore Cottage) with a new 4-bedroom dwelling of 246 sqm floor area (larger than the 195 sqm extant permission from 2007), featuring rendered…
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The proposals respect the site and surroundings in terms of the siting, layout, scale, form, design of buildings and the spaces around them, complying with General Policy 2 (b) & (c).
General Policy 2
Requires development to respect site/surroundings in siting, layout, scale, form, design, landscaping and not harm landscape/townscape character. Officer assessed proposal complies as it respects traditional rural form, uses characteristic materials, sited over extant foundations, screened by vegetation, with no harm to landscape.
General Policy 3
Permits development outside zoned areas exceptionally for replacement rural dwellings (d). Officer confirmed principle acceptable as one-for-one replacement under Housing Policies 12/14.
Environment Policy 1
Protects countryside unless overriding need; no adverse effect permitted. Officer found no harm to countryside character/quality due to site's inconspicuous location and design betterment.
Housing Policy 12
Permits rural replacements unless abandoned or of historic interest capable of renovation. Existing cottage abandoned (visible on site), no architectural/historic interest due to poor form/appearance.
Housing Policy 14
Replacement not substantially different in siting/size (max 50% increase) unless environmental improvement; larger OK for better traditional character/less visual impact. 26% increase over extant permission justified as replaces poor form with traditional design, modern efficiency, low visibility.
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.
Demolition of existing dwelling
Within 3 months of the completion and occupation of the new dwelling, the existing dwelling on site shall be demolished and all materials removed from the site. Reason: To safeguard the countryside for its own sake and to ensure the development does not increase the number of dwellings on the site which would be contrary to policy.
Landscaping scheme
The approved landscaping scheme, as shown on Dr No. 23 1780/05, shall be implemented in full as per the approved details within 3 months of the occupation of the new dwelling. Reason: To ensure the delivery and retention of an appropriate landscaping in the interests of the visual amenity of the locality.
Biodiversity enhancements
The approved biodiversity enhancement measures for bats and birds, as shown on Dr No 23 1780/05, shall be implemented in full within 3 months of the occupation of the new dwelling. Reason: To ensure the delivery of an appropriate ecological enhancement measures, in the interests of the bats and birds in the locality.
External lighting plan
No external lighting shall be installed on the site or dwelling unless a sensitive low level lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to Planning and approved in writing by the Department. Any lighting shall thereafter be installed and retained in accordance with the approved lighting details. Reason - To avoid ecological impacts upon bats within the area.
Tree protection
No tree shall be cut down, uprooted, destroyed, pruned, cut or damaged in any manner during the development phase and thereafter within 5 years from the date of occupation of the dwelling, other than in accordance with the approved plans. In the event that retained trees become damaged or otherwise defective during the construction phase due to events outside of the applicant's control the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented. Reason: To ensure that retained trees are not removed, in the interests maintaining the amenities of the area and to ensure the visual impact of the development is mitigated.
No future extensions
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) no extension, enlargement or other alteration of the dwelling, hereby approved, other than that expressly authorised by this approval, shall be carried out without the prior written approval of the Department. Reason: The dwelling represents a significant enlargement to the existing, the future extension of which may impact upon the character and appearance of the landscape and thus require further assessment by the Department.
No interest registered / No objection
No objection, but applicant should be aware of surface water runoff restrictions under Highway Act 1986
No objection subject to condition for external lighting plan; welcomes bat/bird boxes as enhancement
