26 August 2021 · Planning Committee
Balladoole Mansion, Balladoole, Castletown, Isle Of Man, IM9 4pe
The proposal involves demolishing existing poor-quality single and two storey extensions to the 18th century Balladoole House and replacing them with new single and two storey extensions plus a linked garage and associated landscaping within the 12-acre private parkland estate.
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The officer assessed that the proposals rebalance the symmetry of the architecturally imposing 18th century mansion disrupted by prior flat-roofed additions, with a 40.5% floorspace increase justified…
General Policy 2
Requires development to respect site/surroundings in siting, layout, scale, form, design, landscaping; not adversely affect landscape/townscape character, local residents' amenity, highway safety/traffic. Officer found proposals comply as they rebalance symmetry, use appropriate materials, no neighbour/highway harm.
Strategic Policy 4b
Protect/enhance landscape quality and nature conservation, especially near designations. Tree loss mitigated by conditions; bat survey negative; landscaping to use native species.
Environment Policy 1
Protect countryside unless overriding need. Site in Low Density Housing in Parkland (Undulating Lowland Plain F8); proposals respect openness and setting.
Environment Policy 3
No unacceptable loss/damage to woodland. 8 low-quality trees removed (moderate visual impact, low arboricultural value); conditions ensure protection of retained trees and replacement planting.
Environment Policy 34
Prefer traditional materials for pre-1920 buildings. Proposals use natural slate, timber sash windows, conditioned render.
Housing Policy 15
Extensions to traditionally styled countryside properties must respect proportion/form/appearance; exceptionally over 50% floorspace. 40.5% increase accepted to rebalance symmetry.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Render details
No development shall commence until details of the colour, composition and texture of the render have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Removal of PD rights (Classes 13-28)
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 in accordance with Class 13-28 of schedule 1 of the Order at any time.
Arboricultural Method Statement
Prior to the commencement of the development hereby approved an Arboricultural Method Statement (AMS), adhering to the recommendations of BS5837:2012, shall be submitted to and approved in writing by the Department... The agreed protection measures and construction methods shall be adhered to in full.
Tree planting plan
No site clearance, preparatory work or development shall take place until a tree planting plan is submitted to and agreed in writing by the Department... any trees which, within a period of 5 years... shall be replaced...
Hard and soft landscaping scheme
Prior to the commencement of any landscaping, a hard and soft landscaping scheme must be submitted to and approved in writing by the Department... Any trees or plants... within five years... shall be replaced...
Materials schedule
No development shall commence until a schedule of materials and finishes and samples... including roofs, have been submitted to and approved... The development shall not be carried out unless in accordance with the approved details.
Window details
No windows shall be installed until a schedule of windows has been submitted to and approved in writing by the Department and a sample of each proposed window type has been made available for inspection on site.
no significant negative impact upon highway safety, network efficiency and/or parking; satisfactory from highway viewpoint
no objection (initial comment)
happy with bat survey findings of no evidence of current use by bats; no mitigation required but suggest bat enhancements
DEFA Forestry offers conditional no objection to tree removal and development subject to Arboricultural Method Statement and tree planting plan conditions; DEFA Biodiversity initially requests bat surveys (later satisfied) with landscaping recommendations; Arbory and Rushen Paris…
Key concern: Excessive development impacting historic tower and loss of mature trees
DEFA Forestry
Conditional No ObjectionThe exact position of the access track should be clarified prior to determination; A more detailed plan be obtained... to provide confidence that the loss of canopy cover will be adequately mitigated; The AMS should contain details of specialist construction methods and permanent ground protection
Conditions requested: Prior to commencement, Arboricultural Method Statement (AMS) adhering to BS5837:2012 submitted and approved, detailing protection measures, implementation, and monitoring; No site clearance until tree planting plan submitted and approved per BS8545:2014, including location, species, specifications, planting dates, maintenance, and 5-year replacement
DEFA Biodiversity
Conditional No ObjectionBat surveys should be undertaken... prior to determination in line with best practise (BS 42020:2013); The field just to the north... should be allowed to develop naturally, no seed or purely Manx native seed sown
Conditions requested: Preliminary bat assessment prior to determination; further surveys if suitable, with mitigation report; Native plants only in orchard; relaxed mowing regime (no cutting 1st April–15th July); no Schedule 8 invasives
DEFA Biodiversity
No ObjectionWe are happy with the findings... no evidence of current use by bats and that no mitigation was required; Include bat bricks... or boxes on surrounding trees as an enhancement
Conditions requested: If bats, evidence, or nesting birds discovered during works, stop work and seek advice from Ecosystem Policy Team
Arbory and Rushen Parish Commissioners
ObjectionVery concerned about loss of mature trees and... excessive development of this historically important building
Conditions requested: Traffic management plan for construction vehicles; Developer to repair any damage to Poyll Vaaish road
Isle of Man Natural History and Antiquarian Society
ObjectionEnveloping the tower on two sides... detracts from the strength of the feature; The ORIGINAL BALLADOOLE HOUSE... SHOULD BE REGISTERED
Conditions requested: Register original Balladoole House with tower, battlemented facade, and kitchen garden wall
