12 April 2021 · Planning Committee
Ballamaddrell Cottage, Grenaby Road, Ballabeg, Castletown, Isle Of Man, IM9 4hd
The proposal involved demolishing an existing two-storey traditional Manx stone cottage (75.9sqm) described as derelict and replacing it with a much larger (251sqm) single-storey contemporary split-level eco-friendly dwelling on the same footprint, featuring Manx stone, painted render, slate roof with solar panels, air…
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The officer concluded the existing dwelling is of architectural and historic interest as a vernacular cottage with a rare central chimney stack, capable of renovation per a structural survey, and thus…
Housing Policy 12
Requires replacement of countryside dwellings unless abandoned or of architectural/historic interest capable of renovation. Officer assessed existing cottage meets (b) test due to vernacular form/central chimney and structural viability; also fails (a) abandonment tests lacking evidence of intervening use despite long non-occupation.
Housing Policy 13
For abandoned rural dwellings, permits new dwelling using remaining fabric if substantially intact with access/services. Site qualifies but proposal for full demolition/new build fails as it does not retain/use existing fabric.
Housing Policy 14
Replacement must match siting/size (not >50% larger), reuse materials; allows innovative modern design if high quality/no adverse impact. Proposal 230% larger but on footprint with eco-features/material re-use; officer found broadly acceptable for siting/design despite size.
General Policy 2
Requires respect for site/landscape, retain trees/topography (f/g). Fails due to unacceptable tree harm/loss impacting character without protection plan/mitigation.
General Policy 3
Permits countryside dwellings only per exceptions including HP12-14. Fails as proposal does not meet referenced housing policies.
Environment Policy 1
Protects countryside/ecology unless overriding need. Insufficient info prevents assessment of biota impacts.
Environment Policy 4
Prohibits harm to protected species/habitats. Lacks bat/tree surveys; cumulative dwelling/tree loss risks bats/habitats without mitigation.
No objection subject to conditions on access, visibility splays, surfacing, gates, and parking
No objections provided no adverse effect on adjacent watercourse
Multiple public representations and statutory consultees object to the application primarily due to the proposed demolition of a historic Manx cottage of architectural merit, non-compliance with countryside replacement dwelling policies, ecological impacts on bats and birds, tree loss, and flooding risks.
Key concern: Demolition of historic Manx vernacular cottage without structural survey or evidence of inability to restore, breaching Housing Policies 12-14
Heatherfield 13 Victoria Road
ObjectionThe existing building is a very typical Manx farmworkers cottage circa 1800's if not earlier; property has not been used as a dwelling for 34 years; We would suggest that a structural report be justification for the demolition and replacement
Conditions requested: Structural report required to justify demolition
Awin Mooar
ObjectionThe building has not been a dwelling for 34 years; No consideration for the restoration or redevelopment of the existing cottage has been explored
Inland Fisheries
No CommentFisheries will respond further to this application once the requested information has been received and considered
Conditions requested: Complete 'Development within 9m of a Watercourse' form
Isle of Man Natural History and Antiquarian Society
Objectionthe existing property is or has in fact been a pair of cottages with central chimney stack; Isle of Man Natural History & Antiquarian Society therefore OBJECTS to this application
Arbory and Rushen Parish Commissioners
ObjectionThe Commissioners oppose the development as it represents an excessive use of the site; The Commissioners further feel that the existing building is of sufficient architectural merit to warrant a sensitive restoration rather than the proposed demolition
Ballamaddrell House
ObjectionI can't find any record of a Structural Assessment being carried out on the property, to ascertain whether it can be restored, as per "Housing Policy 13"; the architect has not obviously seen the internal layout and has tripled the size of the building proposed
DEFA Biodiversity
Conditional No Objectionshould this application go forward to the technical detailed stage it will need to be accompanied by an ecological assessment for bats and breeding birds
Conditions requested: Ecological assessment for bats and breeding birds prior to detailed stage; Bat surveys per Bat Conservation Trust guidelines; Mitigation plan if bats found
Ballamaddrell House
Objectionthe further removal of the trees on the site will adversely affect the shelter and drainage in the the field behind the cottage
DEFA Forestry
ObjectionIn its current form, I would have to object to the application due to the likely damage that would be caused to 3 significant trees on the site
Conditions requested: Tree protection plan if alternative options adopted
Arbory and Rushen Parish Commissioners
ObjectionThe Board was quite frankly appalled by this application as its appearance and form seemed wholly out of keeping for the location; The Board reiterated its concern about the loss of such an historically interesting property and wished again to object in the strongest terms to its demolition
