15 March 2011 · Planning Committee
Ballasloe, Access To Ballasloe From Ballaglass Glen Road, Cornaa, Ramsey, Isle Of Man, IM7 1eq
The proposal involved demolishing a small original single-storey Manx cottage (60 sqm) and replacing it with a two-storey traditional-style farmhouse plus extensions, measuring 15.5m wide, 10m deep, 8.7m ridge height, and 268 sqm floor area, along with a detached garage increased to 6m height with shower, stairs, and r…
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The officer assessed the proposal as a replacement dwelling in countryside but found it substantially exceeded Housing Policy 14, with a 346% floor area increase (from 60 sqm original to 268 sqm propo…
Housing Policy 14
Requires replacement dwellings not substantially different in siting/size from original (generally footprint same, floor area not >50% greater), with traditional Manx design per Planning Circular 3/91 Policies 2-7; exceptions for environmental improvement, poor form replacement, or less visual impact. Officer found 346% increase (268 sqm vs 60 sqm original), taller ridge, greater massing prominent in countryside failed tests; prior 215% approval given weight but this exceeded without justification.
General Policy 3
Permits development outside zoned areas only in exceptional cases including replacement dwellings (HP12-14). Garage's size/scale/siting with living facilities seen as new dwelling, failing as no special circumstances like agriculture.
Environment Policy 2
Protects High Landscape/Coastal Value and Scenic Significance (AHLV) areas unless development does not harm landscape character or location essential. Larger dwelling's visual impact harmed prominent countryside site's character/quality.
Housing Policy 4
New countryside housing only in exceptional cases like agriculture, conversions, replacements (HP12-14). Garage tantamount to additional dwelling failed exceptions.
Environment Policy 1
Protects countryside and ecology. Cited in refusal and objection for curtilage increase and landscape harm.
Environment Policy 35
Cited in refusal alongside landscape harm in High Landscape Value area.
do not oppose has no adverse traffic management, parking or road safety implications
Highways Division does not oppose the application; Maughold Parish Commissioners object due to landscape intrusion and over-development; G A Clark objects on environmental policy grounds.
Key concern: unacceptably intrusive into the Ballasloe landscape
Highways Division
No ObjectionDo not oppose has no adverse traffic management, parking or road safety implications
Maughold Parish Commissioners
ObjectionThe Commission Objects to this application.; the additions indicated in these proposals will result in a dwelling that is unacceptably intrusive into the Ballasloe landscape.; A variety of policies and guidelines set down in planning legislation are intended to protect such landscapes.; This series should not be allowed to lead to circumstances where a dwelling is approved that would not have been permitted should it have been the subject of a single application.
G A Clark
ObjectionI object to the increase of the residential curtilage from the previous established curtilage.; Environmental Policy 1 of the IoM Strategic plan states that the Countryside and its ecology shall be protected for its own sake. This proposal does not comply with that policy
