8 February 2022 · Delegated - Principal Planner Chris Balmer
Bail Rigg House, Ballanard Road, Douglas, Isle Of Man, IM2 5pt
The proposal was to vary condition 1 of prior approval 16/01134/B, which permitted a two-storey detached dwelling with rendered walls, imitation slate roof, uPVC windows, parking for two vehicles, and access improvements on a parcel of land within the curtilage of Bailrigg House.
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The officer assessed whether material planning changes since the 2016 approval warranted extension, identifying the key change as the Area Plan for the East (1st December 2020) redesignating the site …
General Policy 3
Requires that development outside areas zoned for development is only permitted for essential rural needs (e.g. viable agricultural holding), location-dependent uses, redundant building conversions, rural dwelling replacements, overriding national needs with no alternatives, or countryside interpretation. The officer tested the proposal against all exceptions and found none met, as no agricultural evidence, existing building to replace, or national need was shown; this tipped the balance to refusal in the newly designated countryside area.
Spatial Policy 5
Requires new development within existing settlements. The site in countryside failed this locational test under the new Area Plan.
Strategic Policy ST2
Permits countryside development only in exceptional circumstances. No such circumstances demonstrated.
Strategic Policy 10
Requires development to promote integrated transport networks. Cited in refusal alongside transport policies.
Environment Policy 1
Prevents development adversely affecting countryside except in exceptional cases. Proposal harmed countryside protection.
Housing Policy 4
Requires new housing primarily in existing towns/villages. Countryside location non-compliant.
Transport Policy 4
Requires highways to accommodate vehicles/pedestrians. Cited despite highway support.
Transport Policy 7
Sets parking standards per Appendix 7. Cited in refusal.
do not oppose as long as Condition 2 of the previous application is followed through to this application. (22.12.21)
have no objection. (22.12.21)
Douglas Borough Council has no objections to the application. DOI Highways Division does not oppose subject to repeating a condition from the original approval and additional advisories.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.; 21/01451/B - Variation to condition 1 of planning approval 16/01134/B to construct a detached house and associated parking, request to extend approval by 2 years. Bailrigg House Ballanard Road Douglas Isle Of Man IM2 5PT
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionDo not oppose with condition/comment; Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking on repeating Condition 2 of PA16/01134/B substituting Drawing No: /B; The Applicant is advised that the a S109(A) Highway Agreement is necessary for works in the highway relating to the access; Bicycle parking and an electric vehicle charging point should be considered for sustainability reasons.
Conditions requested: repeating Condition 2 of PA16/01134/B substituting Drawing No: /B
