11 May 2022 · Planning Committee
The Coote, Ballnahowe Road, Ballnahowe, Port Erin, Isle Of Man, IM9 6jf
The proposal involves converting an existing dilapidated Manx stone tholtan (9m x 5.5m, two storeys originally, 81.31 sqm floor area) with a modest single-storey rear extension (37.75 sqm, 46.5% of original floor area) to create a viable dwelling with bedrooms, bathroom, lounge, and kitchenette.
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The site is in protected rural countryside contrary to Strategic Policy 2, Spatial Policy 3/5 directing development to towns/villages, but exceptional circumstances justified approval under General Po…
General Policy 3
Provides exceptions to countryside development for conversion of redundant rural buildings of value. Officer assessed sequential tests met: redundant, intact 4 walls, preserves character, viable dwelling, fits area.
General Policy 2
General development considerations including visual impact (b,c), amenities (g), highways (h,i), ecology (d), drainage (l). Proposal compliant via design, conditions limiting spread, no neighbour impact, safe access.
Housing Policy 11
Conversion of rural buildings; precludes rebuilding ruins. Structural report confirms walls retainable with minor works; no demolition; restores to habitable use preserving historic character without pastiche upper floor.
Housing Policy 13
Conversion of abandoned rural dwellings; requires 3 walls to eaves, remainder structurally sound, track access, services, subordinate extension <50%. Pragmatically met despite gables incomplete; 46.5% extension; access/services ok.
Environment Policy 1
Protection of countryside. Visual impact limited by retaining structure, rear extension subordinate, sod hedge curtilage containment; minor hardstanding acceptable under exceptions.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
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.
Approved drawings
The development works hereby approved shall be carried out in full accordance with the approved drawings and approved structural reports.
Stone samples
No development shall commence until a sample of the stone to be used and a drawing showing how the stone is to be laid and pointed has to be submitted to the Department and approved in writing. The development shall be carried out as indicated on the approved drawings and retained as such thereafter.
Solar panels, heat pump, EV details
Prior to the installation of the roof mounted Solar Panel slates, Air Source Heat Pump and EV Charging point, a plan and specification/ trade literature shall be submitted to and approved in writing by the Department. The development shall be carried out as indicated on the approved drawings and retained as such thereafter.
Structural recording
No development, demolition or alterations shall take place until the applicant has secured the implementation of a programme of structural recording in accordance with a written scheme of investigation which has been submitted to and approved in writing by the Department. The development shall be implemented in accordance with the approved details.
Windows
All new windows shall be painted timber, double hung vertical sliding sashes with joinery details and slate window cills and shall be retained thereafter.
No external lighting
There shall be no external lighting of the proposed roadway or entrances hereby approved.
Patio enclosure details
Prior to the commencement of works on site, a plan showing further details with heights and levels of the method of enclosure for the patio and surface treatment areas, shall be submitted to and approved in writing by the Department and retained thereafter.
Chimney stacks
The proposed chimney stacks hereby approved shall be constructed and finished in stonework and pointing to match the remainder of the dwellinghouse and retained as such.
Parking area details
Prior to the commencement of works on site, a plan and supporting trade literature showing further details of the proposed parking area with 'grasscrete' or similar, shall be submitted to and approved in writing by the Department and retained thereafter.
Parking provision
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Visibility splays
The visibility splay(s) identified on drawing referenced; 2A shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1.05m in height above adjoining carriageway level.
Shed colouring
Within two months of the proposed timber shed (1.8m x 2.4m) to the rear of the dwelling as shown on plan 2A must be coloured dark brown, dark green or black and retained as such thereafter.
Watercourse protection
Prior to the commencement of works on site, a 'development within 9 meters of a watercourse form' with a written statement noting protection works to the watercourse should be submitted to and approved in writing by the Department. All works in or around the vicinity of the river shall be carried out in accordance with the approved details.
Himalayan Balsam eradication
Prior to the commencement of works on site, a written method statement should be submitted to and approved in writing by the Department, for the eradication of Himalayan Balsam. All works shall be carried out in accordance with the approved details.
Lizard mitigation
No development (including site clearance) shall take place until a Precautionary Working Method Statement (PWMS) alongside appropriate mitigation proposals for viviparous lizards has been written by a suitably qualified ecological consultant and this has been submitted to Planning for written approval.
Flood risk mitigation
Prior to the commencement of works on site, full details of flood risk mitigation measures shall be submitted and approved by the Department and implemented accordingly.
no objection
no objection subject to conditions for access, driveway, visibility splays
no objection on amended plans
no objection but no contamination of watercourse
advises on Himalayan Balsam and lizards, recommends PWMS condition
do not oppose subject to FRA and watercourse consent conditions
Multiple statutory consultees provided responses on the tholtan conversion at Kates Cottage, with most raising no objection subject to conditions related to highways, ecology, heritage, fisheries, and drainage, while Manx National Heritage objected to loss of historic features.
Key concern: loss of historic dormer windows and original masonry from tholtan
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.
DEFA Fisheries
No ObjectionDEFA, fisheries have no objections to this development from a fisheries perspective, provided that there is no adverse effect or disturbance on the adjacent watercourse.
Conditions requested: Precautions will be needed to reduce the possibility of harmful materials such as concrete or washings entering the river
DEFA Biodiversity
Conditional No ObjectionHimalayan Balsam, a non-native invasive plant species listed on Schedule 8 of the Wildlife Act 1990.; Viviparous lizards are listed on Schedule 5 of the Wildlife Act 1990 and are protected...
Conditions requested: responsible on-site Himalayan balsam control plan to be produced... provided to Planning for written approval prior to works; no development (including site clearance) to take place until a Precautionary Working Method Statement (PWMS) alongside appropriate mitigation proposals for viviparous lizards has been written by a suitably qualified ecological consultant and this has been submitted to Planning for written approval
DOI Highways
Conditional No ObjectionRecommendation: DNOC; The proposal is acceptable in highway terms
Conditions requested: public road access, driveway and track entrance as well as pedestrian, bicycle and vehicle arrangements to accord with Drawing no. 2; access track to be hard surfaced in bitmac for approximately 20m at a width of 4m; all surface water drainage from access track / drive be discharged into site and not over the highway
Manx National Heritage
Objectionthe revised plans seek not only the removal of original masonry from the front elevation, causing the loss not only of the surviving evidence for the first floor windows; Should the Planning Committee approve the application we would request the attachment of a condition requiring the developer to make a record of the structure prior to any further alteration
Conditions requested: condition requiring the developer to make a record of the structure prior to any further alteration
Arbory Rushen Commissioners
SupportThe following applications were supported... e) 21/01341/B Kates Cottage, Ballnahowe Road, Ballnahowe. Alterations and extension to existing tholtan to form dwelling.
Arbory and Rushen Parish Commissioners
SupportThe Board supported the following applications: d) 21/01341/B Kates Cottage Ballnahowe Road. Amended plans.
DOI Flood Risk Management
Conditional No ObjectionComment: DNOC
Conditions requested: A FRA must be received and evaluated before planning is granted.; An “Application for consent for works affecting watercourses” form must be received before planning is granted.
DOI Drainage
Additional information required with regard to the private drainage arrangements for the Cottage.
