17 February 2021 · Planning Committee
Fern Villa, Sloc Road, Ballakillowey Road, Colby, Isle Of Man, IM9 4bw
The proposal involves demolishing Fern Villa, a traditional Manx cottage with modern extensions, and replacing it with a contemporary two-storey dwelling of 237 sq m floor area (30% larger than the existing 182 sq m), featuring larch cladding, standing seam metal roof, and painted timber windows, positioned slightly fu…
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The officer determined that the principle of replacement was acceptable under Housing Policy 12 as the existing structurally sound but altered cottage lacked sufficient architectural or historic inter…
General Policy 2
Requires development to respect site/surroundings in siting, scale, design; no adverse landscape, ecology, amenity, highway, or flood impacts. Officer assessed proposal complies via amended access, tree protection, ecological measures, and acceptable visual impact in mixed area.
Environment Policy 1
Protects countryside unless overriding need; no adverse effects. Modern design accepted as no harm to character/quality of High Landscape Value area given natural setting, trees, and energy benefits outweighing traditional form.
Environment Policy 2
Protects Areas of High Landscape Value unless no harm. Proposal's visual impact deemed acceptable in context of mixed buildings and vegetation.
Environment Policy 4
Protects wildlife/habitats. Acceptable via full PEA Section 8 measures for grassland loss (300 sq m), orchids, lizards, birds, bats.
Environment Policy 7
Protects watercourses (no development within 8m normally). New house 2.4m further from watercourse; wall heightened; no increased risk.
Environment Policy 10
Flood protection referenced; FRA showed no site or third-party risk.
Environment Policy 13
Additional flood protection; addressed via FRA.
Environment Policy 15
Agricultural buildings near groups, sympathetic scale/form. Barn justified for ecological grassland management/sheep; screened by trees.
Housing Policy 12
Permits replacement unless abandoned or architecturally/historic. Existing habitable (recently occupied), structurally sound but poor example of vernacular due to alterations; not warranting retention.
Housing Policy 14
Replacement not substantially different (30% larger, similar footprint/siting); exceptionally modern/innovative design permitted (high quality, no adverse visual impact, SAP 92+ eco-credentials) despite non-traditional materials.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Energy Statement
Prior to the commencement of any works an Energy Statement shall be submitted and approved in writing by the Department (Planning and Building Control Directorate) which demonstrates the new dwelling has a Standard Assessment Procedure (SAP) rating of at least 92 (or similar rating system) which can been achieved. The development shall be undertaken in accordance with these details.
Ecological measures
The development shall be undertaken strictly in accordance with the avoidance, mitigation and compensation measures for wildlife as detailed in Section 8 of the Preliminary Ecological Appraisal (PEA) produced by the Island Biodiversity Consultants dated August 2020. The identified measures shall be adhered to and implemented in full and maintained thereafter.
Highway details
The accesses, splays, parking and turning facilities must be provided in accordance with drawings P02A and P09 prior to the occupation of the dwelling as hereby approved and such must be retained as such thereafter.
Tree protection plan
No development may commence until such times as there has been approved in writing by the Department a tree protection plan which identifies the position of all existing trees together with a protection plan including construction exclusion zones, for the carrying out of the development works. The development must be undertaken in accordance with these details.
Landscaping
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 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.
Outbuilding use restriction
The outbuilding hereby approved may be used only for agricultural purposes and/or the storage of items associated with the maintenance of the site which are the areas edged red and blue on the plan reference P06A received on 23rd November, 2020.
Outbuilding roof colour
Prior to the erection of the outbuilding as approved the applicant must have approved in writing by the Department details of the colour of the roofing of the outbuilding and the development must be implemented and maintained in accordance with the approved details.
Supportive provided materials allow water soakage rather than runoff onto roads; reaffirmed support in November and December 2020
No objection following amended plans; recommend conditions on accesses, splays, parking per drawings P02A and P09
Recommend nesting bird survey, PEA implementation, and bat boxes
No objection; recommend condition on PEA measures
Trees worthy of retention; recommend tree protection plan
No objection provided precautions followed for watercourse proximity
Multiple consultees responded to planning application 20/01116/B, with initial highways objection withdrawn after revisions, no objections from fisheries and ecology after information provided, support from parish commissioners, and objections from natural history society on design and landscape impact.
Key concern: highway safety due to substandard access width and visibility splays (initial objection withdrawn after revisions)
DEFA Fisheries
To further assess this application and the potential impact to the nearby watercourse, you are requested to complete the attached 'Development within 9 Metres of a Watercourse' form.
Highway Services Division
ObjectionAs drawn, the proposal raises highway safety concerns due to the narrow width of the access from the dwelling and its associated visibility being substandard for a primary route. Accordingly, Highway Services raise opposition to this proposal.
Manx National Heritage
SupportMNH support the recommendations made by the Manx Bat Group and Liz Charter, Island Biodiversity Consultants, for both the protection of Manx biodiversity and compliance with the Wildlife Act 1990.
Conditions requested: visual survey be carried out for nesting birds prior to the commencement of works
Highway Services Division
Conditional No ObjectionThe amended proposal does not raise significant highway safety or network efficiency concerns. Accordingly, Highway Services withdraw objections and raise no opposition to this proposal subject to conditions
Conditions requested: accesses, visibility splays, parking and turning to comply with Drawing No’s: PO2A and PO9; S109(A) Highway Agreement post planning consent
Isle of Man Natural History and Antiquarian Society
Objectiontraditional buildings and materials do have intrinsic ecological standards; will detract from the Island’s landscape and heritage
DEFA Ecosystem Policy Officer
No ObjectionThe Preliminary Ecological Appraisal (PEA) undertaken by the Island Biodiversity Consultants dated August 2020 is in order and an adequate level of assessment has been undertaken.
Conditions requested: The development shall be undertaken strictly in accordance with the avoidance, mitigation and compensation measures for wildlife as detailed in Section 8 of the Preliminary Ecological Appraisal (PEA) produced by the Island Biodiversity Consultants dated August 2020. The identified measures shall be adhered to and implemented in full and maintained thereafter.
Arbory and Rushen Parish Commissioners
SupportThe Commissioners considered and supported the following applications... f) 20/01116/B Fern Villa & Part Field 410213 & 410216 Ballakillowey Road. Amended plans.
Arbory and Rushen Parish Commissioners
SupportThe following applications were supported provided the materials used allow water to soak through rather than run off onto the roads. h) 20/01116/B
Conditions requested: materials used allow water to soak through rather than run off onto the roads
DEFA Inland Fisheries
No ObjectionDEFA Fisheries have no objection to the proposed development, provided that these precautions are followed
Conditions requested: precautions are followed and there is no disturbance or alterations to the watercourse; contact DEFA when works are due to commence
Isle of Man Natural History and Antiquarian Society
ObjectionThe proposal is not in accordance with Isle of Man Strategic Plan 2016 Housing Policy 14 in terms of design and the reuse of traditional materials.
