5 March 2010 · Director of Planning and Building Control (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Field 434196, St Marks Road, Ballasalla, Isle Of Man, IM9 3ef
The site contains the remains of a former cottage (5.2m x 8.2m footprint, walls up to 2.3m) linked to a barn (5.2m x 10.8m footprint, walls up to 2.4m), located roadside in open countryside. The proposal involves renovation and conversion using a reinforced concrete ring beam, repairs to cracking, sequential underpinni…
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The site is in undesignated countryside, so assessed against General Policy 3 (exceptions for rural building conversions) and Housing Policies 11/13, requiring buildings to be substantially intact (th…
General Policy 3
Permits development outside zoned areas only for exceptions including conversion of redundant rural buildings of interest (HP11) or use of remaining fabric from abandoned dwellings (HP13). Officer assessed proposal fits as renovation of intact ruins in countryside, not new build.
Housing Policy 11
Allows conversion if redundant, substantially intact/structurally capable, of architectural/historic/social interest, large enough for dwelling with modest extension, compatible uses, services available, re-establishing original appearance using same materials; no rebuilding ruins or further extensions. Amendments met by preserving characters, engineer's confirmation of viability, minimal new fabric.
Housing Policy 13
For abandoned rural dwellings, permits using remaining fabric (three walls to eaves, structurally retainable) plus lost fabric replacement if usable track/water/electricity available; extensions <50% original; no National Heritage Areas or more ruinous buildings. Site met with gables/front walls intact to ~2.3-2.4m, existing access; condition warns rebuilding post-collapse contrary to this.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings only; no rebuilding
This permission relates to the renovation and conversion of the existing buildings to form a dwelling, as shown in drawing reference 72.1 .09 and the method statement/structural engineer's report both received on 12th November, 2009 and 72.2.09 Rev A received on 21st January, 2010. For clarification, this approval relates only to the works shown in these drawings and no approval is hereby granted or implied to the re-building of any further fabric. If the structure is to collapse or fail during the implementation of the permission, or for any other reason, planning permission will be required to re-build the structure and it should be noted that such permission is unlikely to be forthcoming as this would be contrary to the provisions of Housing Policies 11 and 13 of the Strategic Plan.
Windows and rooflights
All windows (except the glazed screen) must be sliding sash and all rooflights Conservation types and appear as shown in the approved drawings.
Do not oppose; has no traffic management, parking or road safety implications; visibility splays of 2.4 x 160m required and can be achieved
Do not object (to original and amended plans)
Express interest; contact required re electricity supply (Note 2)
Manx Electricity Authority requests contact for electricity supply discussions with no objection stated; Department of Transport Highways does not oppose the 2009 application but notes required visibility splays; Malew Parish Commissioners have no objection to both original and amended plans.
Manx Electricity Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority.; See Note 2; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Conditions requested: condition of planning be that the applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Manx Electricity Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority.; See Note 2
Conditions requested: condition of planning be that the applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Department of Transport Highways
No ObjectionDo not oppose has no traffic management, parking or road safety implications; Note: 85% of vehicle speeds are recorded between 51 and 58mph. Visibility splays of 215 – 160 metres are required
Malew Parish Commissioners
No ObjectionThey do not object to this planning application.
Malew Parish Commissioners
No ObjectionThey do not object to this planning application.
The original application sought approval in principle for the renovation/redevelopment of ruinous single-storey buildings at Curpheys, Field 2184, Ballasalla to St Marks Road, Malew, into a two-storey dwelling. The Planning Committee refused it as contrary to Circular 3/89, since the buildings were not substantially intact or structurally capable of renovation, and involved re-establishing abandoned residential use. The appellant argued family ties to the area, local support, sympathetic redevelopment potential, and policy allowances for positive contributions to rural amenities. The inspector concluded the proposal contravened Circular 3/89 and Circular 1/88, as the buildings could not be renovated, residential use was abandoned over 100 years ago, and a new two-storey house would be conspicuous in the High Landscape Value area, despite sympathizing with rural housing needs and accepting highway safety could be addressed. The appeal was dismissed on 20th March 2000 by Mr R E Quine, MHK.
Precedent Value
Demonstrates strict application of Circular 3/89: non-renovatable ruins in countryside cannot be replaced with dwellings even if sympathetically designed or family-linked, regardless of derelict appearance or local support. Future applicants must prove structural renovatability and no abandonment of prior use.
Inspector: Miss Gillian M Pain
