1 April 2011 · Planning Committee
Ballacomish, Ronague Road, Ballabeg, Castletown, Isle Of Man, IM9 4hf
The proposal amends the approved scheme 10/00807/B for a replacement dwelling on a 11.2 acre site in a High Landscape Value area by adding a new vehicular entrance with visibility splays, closing off an existing access for bin storage, erecting a 15m diameter horse walker screened by banking behind stables, creating ad…
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The officer assessed that alterations to the dwelling do not change size, shape, massing or footprint, only finishes and appearance of the spa annex, making its visual impact acceptable by distinguish…
Housing Policy 2 (Draft Southern Area Plan)
Requires development in Housing in Parkland sites to preserve/enhance character, use high quality design/finishes, sit naturally in landscaped grounds, retain/replace trees. Officer assessed proposal maintains high standard aesthetic, uses stone/railings fitting parkland, no tree loss noted, enhances overall scheme without increasing impact.
Housing Policy 3
Requires landscaping master plan for significant extensions/replacements in parkland. Prior approvals included plans; amendments do not alter this substantially, but new planting proposed for screening.
Housing Policy 15
Limits extensions to traditional countryside properties to respect proportion/form/appearance, max 50% floorspace increase exceptionally. Applies in absence of specific parkland extension policy; amendments do not add floorspace beyond approved, only refine appearance.
Housing Policy 16
Restricts extensions increasing impact of non-traditional dwellings. Site's replacement is high quality; changes reduce mass by differentiating annex, deemed improvements.
Environment Policy 1
Protects countryside for its own sake. Assessed visual impacts minimal, screened, fitting parkland with equestrian use.
Environment Policy 2
Considers landscape impacts of alterations. Changes enhance design, no increased bulk, acceptable in High Landscape Value.
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 extension of the property, creation of staff accommodation, creation of new access, closing off of existing access and alterations to remaining accesses, erection of horse walker, all as shown in drawings 914 X001 A, 914 P102, 914 P103, 914 P302, 914 P900, 914 P901, 914 P902, 914 P903, all received on 3rd February, 2011 and 915 P101B received on 11th February, 2011.
Close old access
The access to be blocked off, must be so, in accordance with the approved drawings within one month of the creation of the new access including visibility splays.
Staff accommodation tie
The accommodation above the new garaging must be used only for persons associated with the equestrian facilities and/or the dwelling and its grounds and may not be occupied separate therefrom.
Do not oppose; has no adverse traffic management, parking or road safety implications
Arbory Parish Commissioners raised concerns about the visual impact of the new gateway and lighting, while Highways Division had no objections to traffic implications and noted acceptable visibility splays.
Key concern: proposed new gateway is very much out of keeping with the Ronague Road area and will therefore be intrusive
Arbory Parish Commissioners
ObjectionIt is considered that the proposed new gateway is very much out of keeping with the Ronague Road area and that it will therefore be intrusive.; lighting of the new driveway and grounds does not appear to have been included in the application and, in view of the elevated nature of the site, it is felt that lighting should be minimal.; It is assumed that the Highways Division of the DOI will be considering the safety of a proposed new entrance, located on a fairly sharp bend in a narrow country road.
Conditions requested: lighting should be minimal
Highways Division
No ObjectionDo not oppose has no adverse traffic management, parking or road safety implications; Note: MR1 standards can be applied to this application 2.4 x 25 metres.; Applicant can provide 2 x 23 metres.
