11 March 2008 · Planning Committee
Stables And Land Opposite Vicarage And Adjacent To, Main Road, Ballabeg, Castletown, Isle Of Man, IM9 4ee
The proposal involves converting a two-storey stone stable building into a two-bedroom clergy house for St. Columba's Church, including removal of dilapidated outbuildings, addition of a front porch and single-storey rear lean-to extension for kitchen and dining, and creation of a new access and driveway across adjacen…
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The site is in an area designated as Open Space of High Landscape or Coastal Value, outside the residential part of Ballabeg village, with policies presuming against development of open space (ENC/P/2…
Arbory and East Rushen Local Plan 1999 Policy ENC/P/2
Presumes against development of any area of open space (paragraph 5.15). Officer noted site designation but allowed exception via rural building conversion policy as building exists and conversion preserves it without new build.
Environment and Nature Conservation Policy 3
Presumes against development on southern side of road other than extensions to existing properties (paragraph 5.16). Site not in residential area but officer weighed against Housing Policy 11 criteria for conversions.
Housing Policy 11
Permits conversion of rural buildings to dwellings if redundant, structurally sound, of interest, large enough with modest extensions not harming character, compatible with surroundings, and servicable. Officer confirmed all tests met: redundancy evidenced by agent (unsafe access, orientation), sound structure, village interest, subordinate extensions in matching materials, no amenity conflicts.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This permission relates to the conversion of the existing stable building to a dwelling as shown in drawings 65.1.07 and 78.2.07 both received on 17th December, 2007.
Foul sewer connection
The proposed development must be connected to the main foul sewer.
No surface water to foul sewer
There must be no discharge of surface water to the main foul sewer.
No permitted development rights
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval.)
New access prior to works
Prior to the commencement of work on the conversion of the building, the new access must be in place as shown in drawing 78.2.07 together with visibility splays as shown and the existing accesses closed off and not used thereafter.
no comments to make / no objections
Do not oppose
No objection in principle subject to conditions on foul sewer connection and no surface water discharge
no objection - recommend note on water supply connection
no objection - recommend note on electricity supply
recommends installation of mains wired interconnected domestic smoke detection
Multiple utility, drainage, highways, parish, and fire consultees responded to application 07/02379/B, generally with no objections or conditional no objections, requesting standard utility connections, drainage conditions, and fire safety measures.
Key concern: Underground Cables/Overhead Lines present in the area
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.
Conditions requested: Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application; Contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site; Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site
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, or an amendment to the existing supply under the terms of the Water Supply Byelaws.
Conditions requested: 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
Drainage Division
Conditional No ObjectionNo Objection in principle, subject to the following conditions; In accordance with the Sewerage Act 1999, a communication fee will be payable to the Department of Transport in respect of this property being connected (directly or indirectly) to the public drainage system.
Conditions requested: The proposed Conversion must be connected to the public foul sewer in a manner acceptable to the Department of Transport Drainage Division. All drainage works must conform to the requirements of the Department of Transport’s “Manx Sewers for Adoption” and all necessary inspections/ surveys [including CCTV] are to be carried out at the developer’s expense.; The proposed pumping station will remain private and will not be adopted by the Drainage Division. The applicant is to supply the Drainage Division details of the mode of connection along with full details of the proposed flows and detailed drawings, prior to any work commencing on site.; 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); Under section 4(3) of the Sewerage Act 1999 the applicant must give 21 days notice, in writing, to the Drainage Division, prior to making any communication to the public sewer.
Highways Division of the Department of Transport
No ObjectionDo not oppose
Arbory Parish Commissioners
No Commenthave no comments to make
Isle of Man Fire & Rescue Service
The installation of mains wired, interconnected domestic smoke detection conforming to BS 5466 : 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 5466 : 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.
