12 March 2024 · Planning Committee
Ballamaddrell Cottage, Grenaby Road, Ballabeg, Castletown, Isle Of Man, IM9 4hd
The proposal involves renovating the existing poor-condition traditional two-storey cottage, including re-rendering, re-roofing with slates, and new anthracite grey powder-coated aluminium windows and doors, plus a new two-storey rear extension (6.175m x 7.793m x 6.105m high) clad in cedral weatherboard and aluminium s…
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The proposal was approved despite the two-storey extension exceeding Housing Policy 13's 50% floorspace limit (at 63% of original), as the prior approval PA22/00473/B (55% extension) established the p…
General Policy 3
Supports re-establishing residential use on previously developed sites in countryside. Officer found proposal complies as it reinstates abandoned dwelling with established principle from prior approval.
Environment Policy 1
Protects countryside from inappropriate development. Retention of existing historic cottage fabric improves streetscene without countryside harm.
Environment Policy 4
Wildlife and nature conservation. Conditions require precautionary method for lizards/birds/Schedule 8 plants and hibernacula.
Environment Policy 5
Not detailed separately but grouped with overall countryside/ecology compliance via conditions for trees and biodiversity gain.
Housing Policy 13
For reinstatement of abandoned dwellings: requires intact structure (satisfied per structural report), usable access (satisfied), services available (inferred from location/original use), but extension >50% floorspace (63%, fails subordination test). Approved exceptionally due to prior precedent.
Housing Policy 15
Extensions to traditional countryside dwellings over 50% acceptable exceptionally if respecting proportion/form/appearance. Modern extension read separately, positioned south away from road.
General Policy 2
General development standards including amenity. No neighbour impact due to 78m separation; layout/form/design respects site.
Environment Policy 42
Development to reflect local character/identity. Glazed link separates traditional/modern elements; acceptable from public vantage points.
Transport Policy 7
Parking standards. Carport + driveway space meets requirements per Appendix 7.
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.
No gates at access
Notwithstanding the details provided within this application, no permission is given for a gate(s) to be erected between the access pillars. Reason: for the interest of highway safety
No permitted development
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 development shall be undertaken under the following classes of Schedule 1 of the Order at any time: Class 13 - Greenhouses and polytunnels, Class 14 - Extension of dwellinghouse, Class 15 - Garden sheds and summer-houses, Class 16 - Fences, walls and gates, Class 17 - Private garages and car ports, Class 18 - Domestic Fuel Storage, Class 21 - Construction of decking, Class 28 - Roof lights, Class 29 - Solar Panels. Reason: To control future development on the site.
Materials approval
Notwithstanding the submitted details, details of all external facing materials including windows, doors and external walls, shall be submitted to and approved in writing by the Department. The development shall not take place other than in accordance with the submitted details. Any energy efficiency upgrades within the building should be in accordance with the recommendations of Historic England's Guidance to Energy Retrofit of Traditional Buildings. Reason: In the interests of the character and appearance of the site and surrounding area.
Access, parking and turning
The development hereby approved shall not be occupied or operated until the access/driveway, parking and turning areas have been provided in accordance with the approved plans (Drawing No. 120 Rev A). Such areas shall not be used for any purpose other than for access, parking, and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that the development will not compromise the free flow of traffic or highway safety.
Landscaping scheme
No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Planning Department and these works shall be carried out as approved. Details of the hard landscaping works to include details of landscaping/pedestrian paths to the front of the dwelling, driveways, parking and turning areas, and patio area shall also be provided. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwellings hereby permitted. All further 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 dwelling, 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. Reason: To ensure the provision of an appropriate landscape setting to the development.
Tree plan
No development shall be commenced until an Updated Tree Plan prepared in accordance with the recommendations of British Standard BS5837:2012 (Trees in relation to Design, Demolition and Construction) has been submitted to and approved in writing by the Department. Such a scheme shall include details of all trees and other planting which are to be retained; a planting specification to include numbers, species and positions of all new trees and shrubs; and a programme of implementation. Any retained tree which within five years of the approved development being occupied or completed (whichever is the later) dies, are removed or become seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department. Reason: To safeguard the existing trees and planting to be retained within the site.
Ecological method statement
Prior to any works commencing on the site, a Precautionary Working Method Statement for lizards, breeding birds and Schedule 8 plants, written by a suitably qualified ecological consultancy, shall be submitted to and approved in writing by the Department. The statement shall include the provision of a new hibernacula feature for lizards in a sunny spot close to a boundary hedge or wall. The development shall not be carried out other than in accordance with the submitted Method Statement. Reason: To provide adequate safeguards for the ecological species existing on the site.
no objection; proposal does not raise any significant road safety or highway network efficiency issues
in support
no objections
no objection but conditions from PA22/00473/B regarding ecology should be transferred
Highway Services initially raised concerns about the access but ultimately issued no objection subject to conditions after amendments; DEFA Ecosystem Policy requested reapplication of prior ecological conditions; Arbory and Rushen Parish Commissioners supported the application; DEFA Fisheries had no objections with pollution precautions.
Key concern: Reopening of long unused access requires compliance with current Manual for Manx Roads standards including visibility splays and no gates within 5m
Highway Services Division
Conditional No ObjectionThe application must show evidence of an existing access to the site, or amend the proposal to include creation of a new access.; any access gates should be setback a minimum of 5m back from the highway
Conditions requested: Evidence of existing access or alterations to create new access with visibility splays and access width; Access gate to be minimum 5m back from highway edge
Highway Services Division
Conditional No ObjectionDue to the reopening of a long unused access, we would have to request that current road standards are met, as outlined in Manual for Manx Roads.; Highways request that the following information / alterations are made to the application
Conditions requested: Access requirements to meet standards in Manual for Manx Roads including bound and consolidated surface and no gated access within 5m of highway boundary; Visibility splays to minimum distance for speeds of passing vehicles
Highway Services Division
Conditional No ObjectionHighway Services Development Control raises no objection to the application subject to all access information to accord to Drawing No. 001 Rev A and No. 120 Rev A.; The Applicant is advised that a S109(A) Highway Agreement is needed after the grant of planning consent.
Conditions requested: All access information to accord to Drawing No. 001 Rev A and No. 120 Rev A
DEFA Ecosystem Policy
Conditional No ObjectionThe Ecosystem Policy Team request that the ecological conditions from the previous approval (PA 22/00473/B) are applied to this application if it is approved
Conditions requested: No development shall take place until full details of soft and hard landscaping works have been submitted to and approved; No development shall be commenced until an Updated Tree Plan prepared in accordance with BS5837:2012 has been submitted; Prior to removal of any tree, Pre-Felling Risk Assessment by ecologist for bats; Development not commenced until Bat and Bird Box Plan submitted (1x bird nest brick for starling northern elevation, 1x bat box southern elevation); Prior to works, Precautionary Working Method Statement for lizards, breeding birds and Schedule 8 plants
Arbory and Rushen Parish Commissioners
SupportThe following applications were supported. ... d) 23/00759/B Ballamaddrell Cottage, Grenaby Road.
DEFA Fisheries
No ObjectionDEFA, fisheries have no objections to this development from a fisheries perspective, provided that there is no adverse effect on the adjacent watercourse.
Conditions requested: Precautions to reduce possibility of harmful materials such as concrete or washings entering the river; No adverse effect on adjacent watercourse
