23 June 2008 · Planning Committee
Ballafadda, Ronague Road, Ronague, Castletown, Isle Of Man, IM9 4hj
The proposal seeks approval in principle to renovate an existing small redundant cottage, which has all four walls standing but no roof and boarded-up windows, into a residential dwelling. The site comprises two parcels of land on either side of a lane off the A27, directly adjacent to the road, in an area designated a…
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The officer assessed the proposal against Housing Policy 13, which permits renovation of abandoned rural dwellings where the building has at least three walls standing to eaves level and is structural…
Housing Policy 13
Housing Policy 13 allows formation of a dwelling from abandoned rural buildings with at least three walls to eaves level, structurally retainable, existing track access, and utility supplies available; not applicable in National Heritage Areas. The officer confirmed the cottage meets these tests: all four walls standing, structurally stable per engineer's report, roadside location with access, and nearby services. This policy update from prior circulars removed roof and heritage interest requirements, tipping the balance from previous refusals.
Housing Policy 12
Referenced in condition prohibiting demolition/rebuilding, implying policy opposes replacement dwellings in countryside; not directly tested as proposal is renovation, not replacement.
Environmental Policy 6
HP13 excludes National Heritage Areas per ENV6; officer implicitly confirmed no such designation applies, as site is 'white land' open space.
Time limit for reserved matters
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.
Approved plans
This permission relates to the principle of the renovation of the cottage and its use for residential purposes together with creation of associated parking area and installation of septic tank all as shown in drawing 0002 BO and the photographs all received on 16th April, 2008.
Character and extension limits
The application for approval of reserved matters must demonstrate that the renovation of the property does not significantly alter the character or appearance of the property: the eaves and ridge levels may not be significantly increased and any extension must be subordinate to the principal cottage and not in size be more than 50% of the footprint of the existing cottage with the eaves and ridge levels of any extension being no higher than those of the principal cottage.
Parking provision
The application for reserved matters must also include the provision of at least two parking spaces within the site (including the area across the lane from the cottage) with sufficient paved space for parked vehicles to both park and turn around within the parking area.
No demolition or rebuilding
No permission is hereby granted or implied to the demolition and re-building of the cottage: such a proposal would be contrary Housing Policies 12 and 13 of the Strategic Plan.
Do not oppose subject to visibility splay of 2.4m by 80m
No objection
Highways Division does not oppose the application subject to a visibility splay condition; Arbory Parish Commissioners have no objections.
Highways Division
Conditional No ObjectionDo not oppose subject to the imposition of the following conditions; A visibility splay of 2.4 metres by 80 metres shall be provided.
Conditions requested: A visibility splay of 2.4 metres by 80 metres shall be provided.
Arbory Parish Commissioners
No Objectionmy Commissioners have considered the above application and have no objections to make to this proposed development.
