21 June 2022 · Planning Committee
Balladoole Mansion, Balladoole, Castletown, Isle Of Man, IM9 4pe
The proposal involves minor amendments to the previously approved scheme PA 21/00575/B, including extensions to the garden bar, formal lounge, garden room, kitchen, gym/spa, games room, increased garage depth for larger vehicles and staff accommodation, amended fenestration, added roof to car port, and landscaping feat…
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The proposals amend the previously approved scheme and are considered to respect the site and surroundings in terms of siting, layout, scale, form, design and landscaping, without harming the visual c…
Strategic Policy 4
Protects or enhances landscape quality and nature conservation value of rural areas, especially adjacent to designations. Assessed as compliant via landscaping conditions enhancing the parkland setting.
General Policy 2
Requires development to respect site/surroundings in siting, layout, scale, form, design, landscaping; not adversely affect landscape character, resident amenity, highway safety. Officer found proposals comply as they improve symmetry and use traditional materials without visual or amenity harm.
Environment Policy 1
Protects countryside from adverse effects unless overriding need. Site in countryside but proposals within curtilage, not adversely affecting character.
Environment Policy 3
Prevents unacceptable loss/damage to woodlands with amenity/conservation value. No impact on registered trees; conditions protect others.
Environment Policy 34
Prefers traditional materials for pre-1920 buildings. Proposals use traditional materials conditioned for approval.
Housing Policy 15
Extensions to countryside traditional properties must respect proportion, form, appearance; >50% floorspace exceptional. Proposals respect existing property despite increase, providing viable space.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Removal of permitted development rights
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. Reason: To control future development on the site.
Windows schedule and samples
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. The works shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.
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. Such a scheme shall include details of all walls, fences, trees, hedgerows and other planting which are to be retained; details of all new walls, fences and other boundary treatment and finished ground levels; a planting specification to include numbers, density, size, species and positions of all new trees and shrubs; the location of grassed areas details of the hard surface treatment of the open parts of the site and a programme of implementation. All hard and soft landscaping works shall be carried out in accordance with the approved details. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department. Reason: To ensure the provision of an appropriate landscape setting to the development.
Materials and finishes schedule
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, 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. Reason: In the interests of the character and appearance of the site and surrounding area.
Details of works (portico and balustrade)
Prior to the commencement of each phase of work, No works shall take place on those elements listed below until details of the following items, as agreed following consultation with the Registered Buildings Officer have been submitted to and approved in writing by, the Department: a) Proposed architectural detailing, material and finishes of new portico b) Proposed detailing and material of glass balustrade to rear terrace. Reason: In the interests of the character and appearance of the site and surrounding area.
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. Reason: In the interests of the character and appearance of the site and surrounding area.
Arboricultural Method Statement
Prior to the commencement of the development hereby approved an Arboricultural Method Statement (AMS), adhering to the recommendations of BS5837:2012 (Trees in relation to design, demolition and construction - recommendations), shall be submitted to and approved in writing by the Department. The AMS should confirm what protection measures are going to implemented, how and when they are they are going to be implemented, and how arboricultural site monitoring will take place throughout the construction process, in sufficient detail to provide a high level of confidence in the outcome for retained trees. The agreed protection measures and construction methods shall be adhered to in full. Reason: to provide a level of technical detail sufficient to provide a high level of confidence in the outcome for retained trees on the site.
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. Where applicable the plan shall adhere to the recommendations of BS8545:2014 (Trees: from nursery to independence in the landscape - recommendations) and in all cases shall include the following details: (a) the exact location, species, nursery specification and planting specification of each tree (or group of trees) to be planted. Where groups or larger areas are to be planted please state the area and planting density. (b) the approximate date when they are to be planted (c) how they will be maintained until successfully established. The tree planting shall take place as agreed and any trees which, within a period of 5 years from their first planting, are removed, or, in the opinion of the Department, become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Department gives written consent to any variation. Reason: to ensure an appropriate standard of visual amenity in the local area and that the development is appropriately landscaped to sit comfortably and acceptably in its location.
No significant negative impact upon highway safety, network efficiency and/or parking. No opposition to amended plans. Electric vehicle charging points should be provided.
No concerns with proposed amendments. Recommended amendment to CEZ for LPG tank placement.
Highway Services Division has no objection to the application with advice to consider EV charging points. Arbory and Rushen Parish Commissioners object due to impact on the historic building.
Key concern: detriment to the historic 1714 Balladoole House and its setting from large-scale extensions and garage blocks
Highway Services Division
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised to consider the provision of electric vehicle charging points.; Highways Development Control notes the amendments uploaded on 26 April 2022 and continues to not oppose this proposal and for evcp’s to be considered.
Arbory and Rushen Parish Commissioners
ObjectionThe Commissioners wish to object to this further proposal to develop this historically important building.; While the Commissioners welcome the amended plans which at least make endeavour to save the tower from the originally planned works, and reduce the scale of the garage blocks, the amended plans retain the very large scale of the garages and accommodation blocks which will clearly detract from this important building.; Balladoole House with its tower, battlemented facade and garden boundary wall along with the kitchen vegetable / garden wall (the latter now part of the granary property) should be registered.
Isle of Man Natural History and Antiquarian Society
ObjectionIsle of Man Natural History & Antiquarian Society therefore objects to the above extensions and alterations.; The Society believes that the proposal is contrary to Isle of Man Strategic Plan 2016 Housing Policy 15.; BALLADOOLE HOUSE WITH ITS TOWER, BATTLEMENTED FACADE AND GARDEN BOUNDARY WALL ALONG WITH THE KITCHEN VEGETABLE / GARDEN WALL (the latter now part of The Granary property) SHOULD BE REGISTERED.
DEFA Forestry
No ObjectionI have no concerns with the proposed amendments.; the siting of a new LPG storage tank is situated within a construction exclusion zone. By definition, this zone should be excluded from all activity throughout the process, thereby making the placement of tank in this area a breach of the CEZ.; I would recommended therefore that the CEZ be amended as per the attached photo (red line)
Conditions requested: CEZ be amended... to allow placement of the tank without breaching the protected area
