Officer Report Duplicate Pages

1. The proposed dwellings would not serve a viable agricultural holding nor replace an existing dwelling and therefore there are no special circumstances to warrant the setting aside of the presumption against development. The development proposed by this planning application is therefore clearly contrary to the current policies of the Department. 66. Additionally the Isle of Man Strategic Plan section 8.8 deals with groups of houses in the countryside. Whilst adding further dwellings to these groups may not accord with strategic objectives, the Department has however identified a number of these opportunities and in future Area Plans all groups of houses in the countryside will be assessed for development potential by identifying the village envelope or curtilage and providing the opportunity for appropriate development within this area. There may be some settlements where no additional dwellings will be permitted. In considering the definition of this curtilage or envelope, particular regard will be had to the value of existing spaces in terms of their contribution to the general character of the settlement or to public amenity more generally. It is important; however, that such development is controlled by the development plan process rather than as ad hoc decisions taken in isolation. 67. For these reasons the erection of the building is considered tantamount to the creation of a new dwelling in the countryside and is contrary to the relevant planning policies as indicated. Furthermore, by reason of its scale, massing, design and siting of the building adjacent to the Mount Rule Road being very apparent from public view, would represent an unwarranted and visually harmful development within the countryside and an area of high landscape or costal value and scenic significance. ### Recommendation 68. Overall, in relation to the replacement dwelling it is concluded that the basis for allowing a substantial larger replacement dwelling on the application site has been established by the approval of previous planning applications. However, the new submission, namely the addition of the first floor extension above the pantry/utility room, would further increase the massing and scale of the replacement dwelling within an area of high landscape value contrary to Housing Policy 14. 69. Furthermore, given the size, design and siting of the proposed replacement building it would appear as a separate building which would be tantamount to the creation of a new dwelling in the countryside contrary to General Policy 3, Housing Policy 4 and Environment Policy 1 & 2 of the Isle of Man Strategic Plan. If such proposal was approved this would further encourage the demolition of similar rural buildings and replaced with modern buildings which would result in the loss in our built heritage of sufficient quality or interest to warrant retention and re-use. ### Party Status 70. It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status: Braddan Parish Commissioners 71. It is considered that the following do not meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should not be afforded interested party status: The Manx Electricity Authority 72. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. ### Recommendation Recommended Decision: Refused Date of Recommendation: 03.01.2013

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals

R 1. The building proposed for use as guest accommodation/garage and playroom would be tantamount to the creation of an additional dwelling in the countryside, contrary to established planning policies aimed at protecting the Manx countryside and directing new residential development to locations that accord with sustainable development principles. For these reasons the proposal would be contrary to General Policy 3, Environmental Policies 1 & 2 and Housing Policy 4 of the Isle of Man Strategic Plan.

R 2. The building proposed as guest accommodation/garage and playroom is contrary to the provisions of General Policy 3, Environment Policy 1 and Environment Policy 2 of the Isle of Man Strategic Plan in that, by reason of its scale, massing and design would represent an unwarranted and visually harmful development within the countryside and an area of high landscape or coastal value and scenic significance.

R 3. The proposed dwelling and namely the addition of the first floor extension above the pantry/utility room, would further result in an increase of the massing and scale of the replacement dwelling (represent an increase in floor area of 291% over the existing dwelling) within an area designated as high landscape or coastal value and scenic significance contrary to Housing Policy 14 and Environment Policy 2 of the Isle of Man Strategic Plan.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005

Decision Made : ... Committee Meeting Date :