29 August 2007 · Director of Planning and Building Control (M.I. McCauley)
Carmodil West, Glen Road, Ballaugh, Isle Of Man, IM7 5jd
The application sought approval in principle to demolish a single-storey workshop/store (15m x 6m) used for agricultural equipment repairs and replace it with a dwelling and garage on a site zoned as woodland, not for development, within an area of High Landscape Value near Ballaugh village.
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The site is not zoned for development but was assessed under General Policy 3(c) as previously developed land, as the existing workshop/store (15m x 6m) occupies about 1/3 of the site and is not an ag…
General Policy 3
Prohibits development outside zoned areas except on previously developed land with significant building that is redundant and where redevelopment improves landscape/environment. Officer clarified 'previously developed land' excludes agricultural buildings but applied it here as the workshop is for repairs, not agricultural storage; site has significant building (1/3 coverage), near-redundancy, and clear benefits from replacement.
Environment Policy 2
Protects High Landscape Value areas unless development does not harm character. Assessed as beneficial due to removing unattractive shed and workshop nuisance, replacing with appropriate dwelling without tree removal.
Reserved matters time limit
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 approval relates to the submitted documents which are date-stamped 23rd May 2007.
Highway sight lines
In the interest of road safety any future reserved matters application is required to provide for: Sight lines of 2 metres by 18 metres shall be provided.
Parking and turning
On-site car parking shall be provided within the curtilage of the dwelling in compliance with Manx Roads 1. An on-site turning facility shall be provided within the vicinity of the parking area such that vehicles can enter and exit the site in forward gear.
Levels and tree survey
Any future reserved matters application must include an accurate and complete survey showing existing ground levels and a full tree survey showing positions, type and branch-spread of all trees.
Construction method statement
Prior to the commencement of any works, there must be submitted to and approved by the Department a construction method statement; this should address in particular the safeguarding of the river and retained trees.
Flood risk assessment
Any future reserved matters application must include a Flood Risk Assessment of the site with details of proposed mitigation measures.
Do not oppose subject to sight lines, on-site parking per Manx Roads 1, and turning facility conditions
no objections
no objection subject to flood risk assessment for reserved matters
no comment on merits but request informative note for water connection
Multiple consultees responded to application 07/00958/A with no objections, including Drainage Division, Highways Division, Ballaugh Parish Commissioners, and Isle of Man Water Authority; SPMCE deferred comment due to lack of details.
Society for the Preservation of the Manx Countryside & Environment
No CommentNo details whatsoever of the existing building or any justification for the proposed dwelling. Will have to postpone any views until we have had chance to look at the site after the races are over. Defer ‘til next week.
Isle of Man Water 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 to ensure that a connection is obtained for water supply purposes
Conditions requested: condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws; For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
Drainage Division, Department of Transport
Conditional No ObjectionNo Objection in principle, subject to the following conditions; The applicant is advised to contact the Land Drainage Engineer
Conditions requested: the applicant carries out a site flood risk assessment for land drainage approval prior to submitting a detailed application
Highways Division of the Department of Transport
Conditional No ObjectionDo not oppose subject to the imposition of the following conditions
Conditions requested: Sight lines of 2 metres by 18 metres shall be provided; On-site car parking shall be provided within the curtilage of the dwelling in compliance with Manx Roads 1; An on-site turning facility shall be provided within the vicinity of the parking area such that vehicles can enter and exit the site in forward gear; A reserved matters application shall be submitted to address matters of parking, access and turning
Ballaugh Parish Commissioners
No Objectionmy Commissioners have now considered the above proposed development, and have no objections thereto
