30 August 2011 · Planning Committee
Ashdowne House, Ballavale Road, Santon, Isle Of Man, IM4 1eh
The proposal involved demolishing the existing detached dormer bungalow and garage at Ashdowne House and erecting a new two-storey replacement dwelling with an integral garage, basement, natural slate roof, rendered walls, timber sliding sash windows, and Manx stone garage.
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The Planning Committee rejected the officer's recommendation to approve, determining that the proposal failed Housing Policy 14 as the existing dormer bungalow is not of 'poor form', making the 172% f…
Housing Policy 14
Requires replacement dwellings not substantially different in siting/size unless environmental improvement; max 50% floor area increase unless replacing 'poor form' with traditional or less visual impact. Officer found siting compliant but size breached 50% limit (172% increase); argued existing non-traditional akin to poor form and design traditional, but Committee ruled existing not poor form, justifying refusal.
Environment Policy 1
Protects countryside/ecology from adverse development unless overriding need/no alternative. Site in countryside; proposal seen as harming via increased scale despite officer view of fitting local large properties.
Environment Policy 2
Prioritises landscape character protection in AHLV unless no harm or essential location. Site in AHLV; Committee found increased visual impact from larger/taller building detrimental, overriding officer's assessment of traditional design and locality character.
Do not oppose; has no adverse traffic management, parking or road safety implications
Supports the new application as size and massing substantially reduced from previous scheme, addressing earlier concerns
Highways Division does not oppose the application due to no adverse traffic implications, while Isle of Man Fire & Rescue Service recommends refusal due to inadequate fire escape provisions; a neighbouring property owner supports the revised proposals.
Key concern: staircase discharges into office/open plan areas trapping persons on upper floor in fire
Department of Infrastructure Highways Division
No ObjectionDo not oppose has no adverse traffic management, parking or road safety implications
Isle of Man Fire & Rescue Service
ObjectionThis Department recommend refusal of this application due the generic layout of the property, as the staircase discharges into the office/open plan areas. In the event of a fire this would trap persons on the upper floor.; Accordingly, the applicant is advised to consult with the Fire Safety Department.
