11 October 2007 · Director of Planning and Building Control (M. I. McCauley)
Ballacallin Cottages, Postal Locality, Gordon, Peel, Isle Of Man, IM5 3ar
The application proposed demolishing the existing Ballacallin Cottage, a small traditional dwelling on the A27 near Peel, and replacing it with a larger detached house positioned further back from the road and the neighbouring 1 Ballacallin Cottages.
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The officer judged the proposal against Housing Policy 12, which permits replacement of countryside dwellings unless abandoned or of architectural/historic interest capable of renovation; the cottage …
Housing Policy 12
Requires that replacement of countryside dwellings is permitted unless abandoned or of architectural/historic interest capable of renovation; assessed via structural condition, non-use period, intervening use, and abandonment intention. Existing cottage not abandoned but in poor repair with no special attributes, so principle acceptable; however, submitted design too large/modern, requiring conditions to ensure modest traditional replacement comparable to existing.
Approval in principle - reserved matters
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.
Principle of replacement and positioning
This permission relates to the principle of the replacement of the existing dwelling with a new one, positioned further from 1, Ballacallin Cottages and further from the public highway and in terms of position, as generally shown in the plan reference 0703/PLO1 received on 16th August, 2007. No approval is granted or implied to the size of new dwelling or the appearance as shown in this drawing.
Design, size, and access requirements
Notwithstanding the size and appearance of dwelling shown in the submitted plan, the new dwelling must be designed as a modest, traditional farmhouse, comparable in size and character to the existing, with a principal frontage not exceeding 11m and an overall footprint not exceeding 150% of the size of the existing cottage (for the avoidance of doubt, that is, the size of the existing footprint plus up to 50% of additional ground floor area). It is recommended that in order to maintain the traditional character and appearance of the new property, any garaging should not be attached to the main house. The application for reserved matters must demonstrate that the new access to the property provides visibility splays of 2m by 54m to drivers of vehicles emerging from the site onto the A27 public highway.
Do not oppose subject to imposition of visibility splay condition of 2m x 54m for access onto A27
no objection
Recommends installation of mains wired interconnected domestic smoke detection
Highways Division raised no objection subject to a visibility splay condition for application 07/01542/B; Fire and Rescue Service recommended smoke detection installation; public representations including SPMC&E, Clive Alford, and Andrew Jessopp objected primarily to demolition of the vernacular Manx cottage and replacement with a larger dwelling.
Key concern: demolition of vernacular Manx cottage Ballacallin Cottage for out-of-scale replacement
Department of Transport, Highways Division
Conditional No ObjectionDo not oppose subject to the imposition of the following condition: A visibility splay of 2 metres by 54 metres shall be provided for the access on to the A27.
Conditions requested: A visibility splay of 2 metres by 54 metres shall be provided for the access on to the A27.
Isle of Man Fire and Rescue Service
No ObjectionThe installation of mains wired, interconnected domestic smoke detection conforming to BS 5446 : Part 1 : 2000, and installed to conform with BS 5839 : Part 6 : 1995, is recommended in accordance with Section 1 of the Building Regulations 2000 – Approved Document B
Conditions requested: The installation of mains wired, interconnected domestic smoke detection conforming to BS 5446 : Part 1 : 2000, and installed to conform with BS 5839 : Part 6 : 1995, is recommended in accordance with Section 1 of the Building Regulations 2000 – Approved Document B
Society for the Preservation of the Manx Countryside & Environment
No Comment07/01542/B | Demolish existing dwelling and erection of a detached dwelling, Ballacallin Cottage Gordon | PATRICK
Andrew Jessopp
ObjectionNo justification is provided for the proposal, which appears to require the demolition of an existing Manx cottage, of which no details are provided of its state or structure etc, with a some what larger building, albeit of a Manx vernacular appearance.
Clive Alford
ObjectionWe, the undersigned object most strongly to the plan to demolish the building known as Ballacallin Cottage; There can be no reason why this building cannot be sensitively restored, possibly with an extension at the rear; Its proposed replacement appears to be out of scale and shows no respect to local building design.. It is of a style which is becoming far too common in the Isle of Man
