17 March 2011 · Planning Committee
Ashdowne House, Ballavale Road, Santon, Isle Of Man, IM4 1eh
The application proposed demolishing the existing detached dormer bungalow at Ashdowne House and erecting a new two-storey replacement dwelling with garage, featuring a traditional Manx vernacular design including natural slate roof, rendered walls, timber sliding sash windows, substantial chimney stacks, verges, and a…
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The Planning Committee refused the application despite the officer's recommendation to permit, determining that the existing dormer bungalow is not of 'poor form' and therefore the 213% floor area inc…
Housing Policy 14
Requires replacement dwellings not substantially different in siting/size unless environmental improvement; generally on existing footprint with floor area not more than 50% greater; exceptionally larger if replacing 'poor form' with more traditional character or less visual impact. Officer found siting compliant and design traditional (per Planning Circular 3/91), justifying size increase as 213% for more vernacular form, but Committee ruled existing not 'poor form' (good repair, not unattractive) so increase unjustified, failing the policy test.
Environment Policy 1
Protects countryside (land outside settlements) from adverse development unless overriding national need and no alternative. Site in countryside; proposal assessed for public visual impact; Committee found increased scale detrimental, with no overriding justification.
Environment Policy 2
Protects character of Areas of High Landscape or Coastal Value (AHLV per 1982 Plan) unless no harm or location essential. Site in AHLV; officer judged additional visual impact acceptable as traditional design fitting locality of large properties, but Committee determined greater massing/taller building would harm landscape character.
Do not oppose has no adverse traffic management, parking or road safety implications
Highways Division has no objection to the application due to no adverse traffic, parking or road safety implications. Richard Green Associates objects on behalf of a neighbour regarding the proposed dwelling's excessive size, massing and landscape impact.
Key concern: proposed dwelling's size, massing and height increasing landscape impact and overbearing neighbouring property
Highways Division
No ObjectionDo not oppose has no adverse traffic management, parking or road safety implications
Richard Green Associates
ObjectionThe proposed dwelling represents an increase of approximately over the footprint of the bungalow and being of three storeys will tower over Mallards and his land to the south of Ashdown House. This would present an un-neighbourly situation and adversely affect our clients property.; It is also noted under the Isle of Man Strategic Plan; 6.3, general policy 3 (c) that development will not be permitted outside of those areas which are zoned for development unless redevelopment would reduce the impact of the current situation on the landscape or the wider environment. Clearly the proposed dwelling would increase the impact on the landscape due to its considerable size and height.
The original planning application 10/01883/B for the erection of a replacement dwelling at Ashdowne House, Ballavale Road, Santon, Isle of Man IM4 1EH was refused on 10 March 2011. Richmond Square Design Limited, acting as agent for applicant Richmond Square Estates Limited, lodged appeal AP11/0035 under the Town and Country Planning (Development Procedure) Order 2005, requesting written representations procedure. The Chief Secretary's Office notified all parties on 25 March 2011, requesting written statements by 15 April 2011. Santon Commissioners were granted interested party status with rights to participate. Prior to any hearing or inspector report, the appellants advised withdrawal of the appeal request. The Chief Secretary's Office confirmed on 21 April 2011 that the original refusal decision stands.
