5 December 2022 · Planning Committee
Ballamaddrell Cottage, Grenaby Road, Ballabeg, Castletown, Isle Of Man, IM9 4hd
The proposal involves renovating a dilapidated two-storey traditional cottage with Manx stone walls and slate roof, adding a two-storey rear extension (6.1m projection, 6.4m wide, 6.6m high ridge, 4.5m eaves, exposed stone walls, slate roof, large glazing), a rear pitch roof dormer (2.1m high), re-roofing, lime re-rend…
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The officer assessed the proposal against Housing Policy 13, confirming the derelict cottage is substantially intact (all walls standing to eaves level, structurally capable per structural report), ha…
Housing Policy 13
Permits reinstatement of abandoned rural dwellings if substantially intact (3+ walls to eaves, structurally sound), existing usable track, and services available; extension must be <50% original floor area to be subordinate. Existing cottage meets criteria (all walls intact per structural report); 53.6% extension accepted as marginally over 50% (3.6% excess) but lower ridge/subordinate form ensures compliance.
General Policy 2
Requires respect for site/surroundings in siting/layout/scale/form/design/landscaping; no adverse landscape/townscape impact; protect wildlife/habitats; amenity/road safety/services. Proposal complies via subordinate extension design, tree/landscape conditions, ecological mitigations, parking/EV/bike provisions.
General Policy 3
Presumption against development in undesignated countryside. Acceptable as uses existing derelict fabric for reinstatement without harming countryside character/ecology.
Environment Policy 1
Protects countryside/ecology unless overriding need. No harm via retention of fabric, tree planting, ecological conditions.
Environment Policy 4
Protects ecology/important habitats. Safeguarded by conditions addressing bats/birds/lizards per reports.
Environment Policy 5 - Mitigation against damage to or loss of habitats
Protects ecology/important habitats. Similar to EP4; conditions ensure no adverse impact.
Housing Policy 15
Extensions to traditional countryside properties must respect proportion/form/appearance; exceptionally >50% floorspace. Extension's traditional pitched roof, lower ridge, stone/slate materials respect original despite size.
Transport Policy 4
Highways must accommodate development traffic safely. Compliant per DOI no objection and parking.
Transport Policy 7
Parking per standards (2 spaces/unit). Provides 3 spaces + EV/bike.
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.
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 14 - Extension of dwellinghouse; Class 15 - Garden sheds and summer-houses; Class 16 - Fences, walls and gates; Class 17 - Private garages and car ports. Reason: To control future development on the site.
Materials approval
Notwithstanding the submitted details, details of all external facing materials including windows, doors and external walls, shall be submitted to and approved in writing by the Department. The development shall not take place other than in accordance with the submitted details. Any energy efficiency upgrades within the building should be in accordance with the recommendations of Historic England's Guidance to Energy Retrofit of Traditional Buildings. Reason: In the interests of the character and appearance of the site and surrounding area.
Access/parking provision
The development hereby approved shall not be occupied or operated until the access/driveway, parking and turning areas have been provided in accordance with the approved plans (Drawing Nos. JD2/1 and JD2/2). Such areas shall not be used for any purpose other than for access, parking, and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that the development will not compromise the free flow of traffic or highway safety.
Landscaping scheme
No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Planning Department and these works shall be carried out as approved. Details of the hard landscaping works to include details of landscaping/pedestrian paths to the front of the dwelling, driveways, parking and turning areas, and patio area shall also be provided. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwellings hereby permitted. All further planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: To ensure the provision of an appropriate landscape setting to the development.
Drainage scheme
Prior to the commencement of the development hereby approved, details of the proposed foul sewage and surface water drainage system[s] including biodisc shall be submitted to and approved in writing by the Department. The strategy shall not include any discharge to the abutting land to the east. No part of the development shall be occupied until the agreed foul sewage and surface water drainage system has been implemented. The foul and surface water drainage system[s] shall be permanently retained thereafter in accordance with the approved scheme. Reason: In order to ensure that adequate drainage facilities are provided, and retained, in the interests of the amenity of the area.
Updated Tree Plan
No development shall be commenced until an Updated Tree Plan prepared in accordance with the recommendations of British Standard BS5837:2012 (Trees in relation to Design, Demolition and Construction) has been submitted to and approved in writing by the Department. Such a scheme shall include details of all trees and other planting which are to be retained; a planting specification to include numbers, species and positions of all new trees and shrubs; and a programme of implementation. Any retained tree which within five years of the approved development being occupied or completed (whichever is the later) dies, are removed or become seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department. Reason: To safeguard the existing trees and planting to be retained within the site.
Pre-felling bat risk assessment
Prior to the removal of any tree on site, a Pre-Felling Risk Assessment by a suitably qualified ecologist shall be submitted to and approved in writing by the Department, as the trees on site were found to have potential roost features for bats. Reason: To provide adequate safeguards for the ecological species existing on the site.
Bat and bird box plan
The development hereby approved shall not be commenced until a Bat and Bird Box Plan have been submitted to an approved in writing by the Department. This plan should provide details, including the specifications and location of 1x bird nest brick suitable for common starling on northern elevation of the building and 1x bat box suitable for crevice roosting species on the southern elevation of the building. The Bat/Bird boxes shall be retained thereafter. Reason: To provide adequate safeguards for the ecological species existing on the site.
Precautionary working method statement
Prior to any works (including site clearance) commencing on the site, a Precautionary Working Method Statement for lizards, breeding birds and Schedule 8 plants, written by a suitably qualified ecological consultancy, shall be submitted to and approved in writing by the Department. The statement shall include the provision of a new hibernacula feature for lizards in a sunny spot close to a boundary hedge or wall. The development shall not be carried out other than in accordance with the submitted Method Statement. Reason: To provide adequate safeguards for the ecological species existing on the site.
Do not oppose; no significant negative impact on highway safety, network or parking; welcome bicycle parking and EV charging
Happy with Protected Species Reports; recommend conditions for pre-felling bat assessment, bat/bird boxes, precautionary method statement for lizards/birds/plants including hibernacula
Supports retention/reuse; timber windows/doors on principal elevations; traditional lime render; condition materials; follow Historic England energy retrofit guidance
Significant improvement on previous applications; now support
Support restoration; historic ties to site; researched lime render/Historic England guidance; aim to maintain original form with sensitive extension
Multiple consultees raised concerns about tree removal, biodiversity loss including sod banks, bats, lizards and birds, drainage impacts, and heritage value of Ballamaddrell Cottage; DEFA Forestry and Ecosystems object pending improved mitigation while Parish initially noted tree loss but later supported.
Key concern: removal of sod bank and category B tree with inadequate biodiversity mitigation
Arbory and Rushen Parish Commissioners
Conditional No ObjectionThe Commissioners were concerned to note significant tree loss with this development but otherwise felt the application was a significant improvement on previous applications.; supported
DEFA Forestry (Agriculture and Lands Directorate)
ObjectionDue to the removal of at least 1 category B tree, a >50% reduction in canopy cover, and inadequate mitigation planting, I am forced to object to this application.; Improved mitigation planting.
Conditions requested: adequate planting and landscaping plan submitted and approved prior to commencement
DEFA Ecosystems Policy Officer
Objectionalmost the entire sod bank along the eastern side of the property is to be removed; this sod bank removal is contrary to General Policy 2 (f) ... and Strategic Policy 4 (b); if boundary trees 4,5 or 7 ... were to be felled then they must be subject to a pre-felling risk assessment.
Conditions requested: bat emergence survey report prior to determination; pre-felling risk assessment for trees 4,5,7; bat and bird box plan (1x starling nest brick, 1x crevice bat box); Precautionary Working Method Statement for lizards, breeding birds and Schedule 8 plants; lizard hibernacula feature
