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The application site represents a dwelling and number of redundant stone and pre-fabricated out buildings at Ballacaroon Farm, Mount Rule, Braddan. The dwelling, which is unoccupied, is located directly adjacent to the road
The site is located within the now abandoned Braddan Parish Plan, and is identified as Proposed Residential. Within the adopted Braddan Parish District Plan (Planning Circular 6/91), the site is identified as Open Space (Agricultural).
The application seeks approval for a replacement dwelling and the application is therefore considered against the provisions of Planning Circular 1/88 – Residential Development – Houses in the Countryside and Planning Circular 3/89 – Renovation of Buildings in the Countryside. The site is located within an area zoned as High Landscape Value and Scenic Significance.
The following previous application is considered relevant to this application:
PA 98/01235 – Approval in principle for the erection of a replacement dwelling, Ballacarroon, Mount Rule, Braddan. Approved with conditions, 24th November 1998.
PA 99/00097 – Approval in principle for demolition of buildings to create four building plots, Ballacarroon, Mount Rule, Braddan. Refused 14th June 1999.
PA 06/01535 – Approval in principle for the erection of a replacement dwelling, renovation of existing stone barn and access improvements, Ballacarroon, Mount Rule, Braddan. Refused initially 3rd January 2006.
The application proposes, in principle, the replacement of an existing dwelling at Ballacaroon Farm, West Baldwin, together with the renovation and extension of an existing stone barn to form garaging and stabling, and access improvements.
The Department of Transport Highways Division do not oppose the application, and Braddan Commissioners advise that they recommend approval of the application. The Department of Agriculture, Fisheries and Forestry Wildlife and Conservation Section and the Manx Bat Group raise concern regarding the possible presence of bats on the site, although this was not raised by either party as an issue in the previous application. The MEA and Isle of Man Water Authority request Notes be added to any approval.
At the time of the previous application, the proposal indicated a dwelling some distance from the existing dwelling, which is sited adjacent to the road, and also a considerable increase in the domestic curtilage/garden area. In addition, a new stable courtyard was to be created on the site of and reusing some of the existing stone buildings on the site. That application was refused for three reasons relating to siting, size and the works to the stone barns which were considered to exceed the provisions of Planning Circular 3/89.
The current application again proposes the construction of a replacement dwelling sited some distance from the existing, however, guidance contained within Housing Policy 14 of the Draft Strategic Plan and Planning Circular 3/91 allows for the re-siting of dwellings where this would result in an environmental improvement, likewise an increase in floor area over and above the 50% figure sited in Housing Policy 14 where the proposal involves the replacement of an existing dwelling of poor form, or where its design and siting would result in less visual impact.
The existing dwelling has a floor area of 225sqm and the bard to be demolished 220sqm which the applicant has taken into account when indicating a footprint of 670sqm, representing an approximate increase of 49% of the total floor area to be replaced. In addition, a further wing has been removed from the indicative footprint submitted. With regard to the siting, and the increase domestic curtilage, this is considered to be acceptable, setting the dwelling some distance from the road and without
detriment to the scenic value of the area, although it is suggested that a condition be attached to any approval removing Permitted Development rights.
With regard to the works proposed to the stone buildings, these have been reduced in scale and are now considered to be acceptable.
It is recommended that the application be approved.
It is considered that all parties, who submitted comments, with the exception of the following:
Manx Bat Society MEA Isle of Man Water Authority
accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status.
Recommended Decision: Permitted
Date of Recommendation: 08.07.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
C 2. This approval relates to drawing numbers 511/002 and 511/004 submitted as part of this application and date stamped 20th March 2007.
C 3. Any application asking approval of reserved matters must be accompanied by a dusk bat survey. The applicant is advised that bats are a protected species under the provisions of the 1990 Wildlife Act.
N 1. The applicant is advised to consult with the Manx Electricity Authority to determine the clearance required from the (overhead high tension line) or (the underground cable) which crosses the site.
N 2.
For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 9/7/07
Signed : M. I. McCauley Director of Planning and Building Control
determinate to the scenic value of the area, although it is suggested that a condition be attached to any approval removing Permitted Development rights.
With regard to the works proposed to the stone buildings, these have been reduced in scale and are now considered to be acceptable.
It is recommended that the application be approved.
It is considered that all parties, who submitted comments, with the exception of the following:
Manx Bat Society MEA Isle of Man Water Authority
accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status.
Recommended Decision: Permitted
Date of Recommendation: 08.07.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
C 2. This approval relates to drawing numbers 511/002 and 511/007 submitted as part of this application and date stamped 20th March 2007.
C 3. Any application asking approval of reserved matters must be accompanied by a dusk bay survey. The applicant is advised that bats are a protcted species under the provisions of the 1990 Wildlife Act.
N 1. The applicant is advised to consult with the Manx Electricity Authority to determine the clearance required from the (overhead high tension line) or (the underground cable) which crosses the site.
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