27 July 2010 · Planning Committee
Ballacomish, Ronague Road, Ballabeg, Castletown, Isle Of Man, IM9 4hf
The proposal involves completely demolishing the existing large but non-traditional dwelling and various outbuildings at Ballacomish, a site in an area of High Landscape Value, and replacing it with a new substantial private residence, including associated stabling, garaging with staff accommodation above, and a manege…
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The proposal was assessed as acceptable because it is very similar to a previously approved scheme under PA 09/01557/B, with only slight reorientation (8m east, 3m north for dwelling; similar for stab…
Housing Policy 2 (Draft Southern Area Plan)
Requires development in Housing in Parkland sites to preserve or enhance property/site character; properties must be substantial, high quality design sitting naturally in landscaped grounds; retain existing trees unless low amenity (consult DAFF); acknowledge ENV1/2 protecting countryside. Officer assessed proposal complies as it matches prior approval, with landscaping masterplan required, and changes do not increase conspicuousness.
Housing Policy 3
Replacement dwellings in HiP sites must include landscaping master plan for entire site. Proposal includes approved landscaping details, with condition requiring implementation.
Housing Policy 4
Significant extensions/replacements in HiP must include design statement offsetting environmental impacts on-site, plus contribution to Sustainability Offset Fund. Design statement submitted; fund not yet operational per HR1.
Housing Policy 15
Extensions to traditional countryside properties normally only if respect proportion/form/appearance; exceptionally >50% floorspace. Site lacks traditional detailing; demolition/rebuild acceptable as prior scheme (71% increase) approved.
Housing Policy 16
No extensions increasing impact of non-traditional/poor form dwellings. Complete replacement avoids increasing existing poor form's impact.
Environment Policy 1
Protects countryside for its own sake; visual impact considered acceptable due to limited views.
Environment Policy 2
Protects landscapes of scenic/coastal significance; site in High Landscape Value area but proposal not harmful.
Environment Policy 2
Overhead supply removal does not conflict.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This permission relates to the construction of a replacement dwelling, stabling and formation of manège all as shown in drawings 914X001, 914P001A, 914P100A, 914P101A, 914P300A, 914P301A, 915P100, 915P101A, 915P102, 915P300, 915P301A and 915P302 all received on 28th May, 2010.
Landscaping scheme
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.
Staff accommodation restriction
The accommodation above the new garaging may be used only for persons associated with the equestrian facilities and/or the dwelling and may not be occupied separate therefrom.
Equestrian use restriction
The equestrian facilities may be used only as private facilities in association with the occupation of Ballacomish House as defined in the approved plans.
Do not oppose
No comments
Comments received; request liaison on overhead supplies (not a material planning objection)
Multiple consultees including utilities, highways, and parish responded to application 10/00807/B; Manx Electricity Authority requests contact and conditions, Water Authority conditionally accepts drainage proposals pending details, Highways and Arbory Parish have no objections.
Key concern: Defined site boundary includes agricultural land not described in application
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application; The Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority
Conditions requested: a condition of planning be that the applicant must contact the Authority; Contact our Network Operations Department... to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site; Contact the M.E.A. for Electrical Site Safety 5 documents... before any work is carried out on site; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6; Contact the M.E.A. Planning Department... to discuss the electricity supply for this application
Isle of Man Water & Sewerage Authority
Conditional No ObjectionAfter consideration of your drainage design, we accept your proposals for the stream diversion, surface water management system using the ponds as one site retention; To complete the application so that we may issue the Land Drainage Consent, would you foreword the following
Conditions requested: Your proposals for the outfall headwalls; All inlet and outlet inverts, existing and proposed pipes; Confirmation that the SW pipe connection to the ponds will be of the perforated type
Highways Division
No ObjectionDo not oppose has no traffic management, parking or road safety implication
Arbory Parish Commissioners
No Commentmy Commissioners have considered the above application and have no comments to make
G A Clark
ObjectionThe defined site includes some agricultural land that is to be changed to residential. This is not included in the description, nor stated on the application form
