10 March 2008 · Planning Committee
Ballachrink, Richmond Hill, Douglas, Isle Of Man, IM4 1jg
The proposal involves demolishing the existing dwelling (264m² floor area) and two outbuildings at Upper Ballachrink Farm and replacing them with a new two-storey dwelling of 463m² (75% larger), a detached garage for three vehicles, a new driveway through wooded area and extending the residential curtilage into part of…
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The principle of replacement was acceptable under Housing Policy 12 as the existing dwelling was not abandoned or of architectural/historic interest.
General Policy 3
Restricts development outside zoned areas except exceptions including previously developed land with redundant buildings where redevelopment improves landscape/environment. Officer applied part (c) to justify larger dwelling in exchange for demolishing non-valuable outbuildings, reducing overall site impact despite location in High Landscape Value area.
Housing Policy 12
Permits replacement of countryside dwellings unless abandoned or of architectural/historic interest capable of renovation. Existing dwelling habitable with no such interest, so principle acceptable.
Housing Policy 14
Replacement dwellings must match existing siting/size (max 50% floor increase, on footprint) unless environmental improvement; traditional design per Circular 3/91. Exceeded limit and resited but accepted due to landscape gains; design mostly compliant though ornate.
Housing Policy 15
Allows 50% extensions to existing rural dwellings. Noted existing could reach 396m² via extensions, contextualising proposed 463m² size.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This permission relates to the demolition of the existing dwelling, outbuildings and garages and the erection of a replacement dwelling with detached garage, the formation of a new drive access and change of use of part of field into residential curtilage as shown by the plans SM07/119/2, SM07/119/3, SM07/119/4, SM07/119/5 and Photographs of Woodland submitted and date stamped 12th December 2007.
Block existing access
Within 2 months of the completion of the new access and track, the existing access and track must be blocked up through the laying of a Manx hedge to match the existing boundary hedge to the north east.
No permitted development
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.)
Landscaping scheme
No development may commence until there has been approved by the Planning Authority a scheme of landscaping which includes indications of all existing trees and hedges within the site and details of any to be retained together with measures for their protection during the course of construction. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Demolish existing dwelling
Within 3 months of occupation of the approved replacement dwelling, the existing dwelling must be demolished.
Curtilage boundary hedge
Prior to the occupation of the approved replacement dwelling, a Manx sod hedge must be created to separate the approved residential curtilage and Field 522380 as indicated by the Location Plan (Drawing No. SM07/119/4) submitted and date stamped 12th December 2007.
Do not oppose
Note received recommending smoke detection
Note received advising contact for supply
Mixed responses to application 07/02286/B with objections from Braddan Parish Commissioners and Society for the Preservation of the Manx Countryside & Environment on countryside housing policy grounds, no objections from Highways Division, and conditional responses from Fire Service and Manx Electricity Authority.
Key concern: contravention of Strategic Policy 1 and Housing Policies 11-14 for countryside house redevelopment
Braddan Parish Commissioners
ObjectionThe Commissioners would object to the following planning applications which contravene Strategic Policy 1... and Housing Policies 11 to 14... - PA07 02286 B - Mr and Mrs D Long - Demolition of existing dwelling and outbuildings, replacement building - Upper Ballachrink Farm.
Society for the Preservation of the Manx Countryside & Environment
ObjectionThe Society sticks with its long-standing policy, as regards this site and VERY STRONGLY OBJECTS.; This new application may well be about the 10th. on the same site for essentially the same thing.; if this building is reasonably intact and has possibly the look of a cottage, this is largely because of recent, modern work carried out without permission and therefore illegal.
Andrew Jessopp
No CommentThe site is currently used for residential purposes but whether there is justification for the demolition of a perfectly good dwelling with a new dwelling that does not conform to the policy for new houses in the countryside, 3/91, is debatable.
Manx Electricity Authority
Conditional No Objectionrequest that a condition of planning be that the applicant must contact the Authority.; See Note 2
Conditions requested: applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply; Contact our Network Operations Department... to discuss working practices around Cables and Overhead Lines which may be required to be diverted; Contact the M.E.A. for Electrical Site Safety 5 documents; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
Highways Division of the Department of Transport
No ObjectionDo not oppose
Isle Of Man Fire & Rescue Service
Conditional No ObjectionThe 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...
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.
