21 July 2011 · Director of Planning and Building Control (Michael Gallagher)
Ballaradcliffe House, Kiondroghad Road, Andreas, Isle Of Man, IM7 3el
The proposal involves alterations and extensions to Ballaradcliffe House, a two-storey detached registered building (RB 247) in Andreas, comprising two prominent side extensions (each 5m projection, 8m depth, 8.4m ridge height) to the east and west elevations, a small rear extension (1.25m projection, 2.5m width, 8.4m …
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The proposals were assessed against General Policy 2 and Environment Policy 32 of the Isle of Man Strategic Plan 2007, and RB/5 for registered building alterations, with a presumption against changes …
General Policy 2
Requires development to respect site/surroundings in siting, scale, form, design; not adversely affect character, amenity, highway safety, or habitats. Officer assessed extensions as subordinate, screened by trees, no amenity/highway harm, providing satisfactory standards.
Environment Policy 32
Prohibits extensions/alterations detrimentally affecting a registered building's special interest. Assessed as preserving character via subordinate massing, matching features, and enhancements like unified window format; less impact than prior approvals.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the alterations and extensions to dwelling (In association with 11/00701/CON) as proposed in the submitted documents and drawings 01 Rev P2, 02 Rev P2, 03 Rev P2, 04 Rev P2, 05 Rev P2 and 06 Rev P2 all received on 20th May 2011.
External finishes
The external finishes of the extension must match those of the existing building in all respects.
Roof materials
The roof(s) must be finished in dark natural slate.
Parking
In the interest of highway safety, two off road parking spaces are to be provided and retained within the curtilage of the site.
Internal doors/skirtings/architraves details
PRIOR to the commencement of any building works, further large scale (1:10) detail drawings are to be produced of all of the retained and proposed internal doors, skirtings and architraves to indicate the framing detail, material and profile. These are be provided for approval in writing by the Planning Authority prior to the carrying out of any of the development hereby approved and development shall not proceed except in accordance with the details so approved.
Replacement windows schedule
PRIOR to the commencement of any building works, a schedule of replacement windows is to be drawn up. The schedule is also to include, large scale (1:20 / 1:10) detail drawings of the windows to be replaced to indicate the framing detail, material and glazing bar profiles. This is to be provided for written approval by Department and no windows shall be replaced except in accordance with the details so approved.
External insulation details
PRIOR to the commencement of works, further details of how the existing cills are to be altered and the impact of the system on the eaves and window/door reveals in order to install the external insulation system are to be supplied and approved by the Planning Authority. The applicant should discuss this with the Department's Building Conservation Officer and works may not proceed except in accordance with the details approved.
Roof lights
All new roof lights are to be Conservation Grade.
do not oppose has no adverse traffic management, parking or road safety implications
have no objections thereto
No objection
No Objection subject to no surface water discharge to foul sewer
All three consultees (Water and Sewerage Authority, Highways Division, and Andreas Parish Commissioners) have no objections to the application, with the Water Authority requesting specific conditions on surface water discharge.
Isle of Man Water and Sewerage Authority
Conditional No Objection**No Objection:** - subject to the following conditions:-; In the event that this application is approved I should be grateful if the above comments could be incorporated in the approval notice.
Conditions requested: There must be NO discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Isle of Man Water & Sewerage Authority and the Sewerage Act 1999.; The use of soakaways are subject to Building Control approval and if this approval is not granted, the Authority would not give permission for the discharge of surface water into the existing foul system and an alternative means of disposal would have to be sought.
Highways Division
No ObjectionDo not oppose has no adverse traffic management, parking or road safety implications
Andreas Parish Commissioners
No Objectionmy Commissioners have now considered the above proposed development and have no objections thereto.
The original applications sought retrospective PA and RBC for unauthorised variations and additional works to previously approved extensions (PA11/00700/GB and PA11/00701/CON) at the mid-19th century Registered Building Ballaradcliffe House. PA was refused under EP32 for four specific elements (rooflights, double doors, additional window, basement door) harming the building's special character; RBC declined under RB/5 for cumulative negative impact without adequate justification. Appellant argued works were necessary for functionality and some reversible, providing details and reinstatement proposals. Inspector assessed each item in Schedules A and B, noting agreements at inquiry, historical significance, and policy compliance. Minister adopted split recommendation: PA granted for items 1-4,6,7 subject to conditions for details; refused for item 5 (double doors) as obtrusive to western elevation contrary to SP4, EP32, EP34, PPS1/01.
Precedent Value
Demonstrates split decisions possible on itemised appeals for Registered Buildings; success requires detailed justification, matching traditional styles, and reinstatements, but symmetry and cumulative impacts strictly enforced under EP32/RB5. Future applicants must avoid piecemeal unauthorised works and submit comprehensive details upfront.
