2 September 2014 · Planning Committee
Ballaradcliffe House, Kiondroghad Road, Andreas, Isle Of Man, IM7 3el
The proposal involves numerous alterations to the two-storey rendered detached dwelling Ballaradcliffe House, a Registered Building (RB247), on the periphery of Andreas village, including reinstatement of features like partition walls, chimneys, fireplaces, and floorboards; changes to windows, doors, rooflights, and in…
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The officer assessed each proposed item against policies protecting registered buildings, finding many acceptable in principle but rejecting the application overall due to repeated failure to provide …
Strategic Policy 4
Requires proposals to protect or enhance the fabric and setting of registered buildings. Assessed against numerous alterations; officer found failure to protect fabric due to unauthorised works and lack of justification, leading to cumulative harm.
Environment Policy 32
Prohibits extensions or alterations to registered buildings that detrimentally affect their special architectural or historic interest. Multiple items (e.g. chimney breasts, floors, windows) failed this test due to unremedied unauthorised changes and insufficient details on historic reinstatement.
Environment Policy 34
Prefers traditional materials in maintenance/alteration of pre-1920 buildings. Some proposals (e.g. lime render, reclaimed bricks) complied, but others used modern materials (e.g. concrete blockwork, engineering bricks) without full justification matching original features.
no objections
The original applications sought to regularise unauthorised alterations and extensions to Ballaradcliffe House, a mid-19th century Registered Building, following non-compliance with prior approvals (PA11/00700/GB & PA11/00701/CON). Refusal reasons cited harm to the building's special character under EP32 and failure to justify cumulative impacts under RB/5. Appellant argued works were well-intentioned for long-term preservation, with materials stored for reinstatement. Inspector found many unauthorised works damaging but irreversible without further harm, recommending split decisions allowing most items (e.g. rooflights, windows, structural works) subject to detailed conditions for reinstatement and facsimiles, while refusing items harming symmetry like double doors (Item 5 PA, Item 34 RBC). Minister concurred on 10 February 2015, granting partial approvals with extensive conditions requiring drawings, method statements, and feature reinstatements.
Precedent Value
Sets precedent for partial approvals in irreversible RBC breaches on Registered Buildings, prioritising preservation via conditions over full refusal; future applicants must submit comprehensive forensic details upfront, justify every alteration, and avoid successive unconsented works.
Inspector: Anthony J Wharton BArch RIBA RIAS MRTPI
