20 April 2010 · Senior Planning Officer
Hill View, Sulby Glen, Sulby, Isle Of Man, IM7 2bb
The proposal involved demolishing the existing poorly maintained traditional Manx cottage at Hill View and replacing it with a much larger two-storey dwelling measuring 16.7m in width, 14.7m in depth and 9.8m to ridge height, with a footprint of approximately 408m² compared to the existing 173m² (a 134% increase).
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The officer accepted the principle of replacing the existing poorly repaired dwelling with unsympathetic extensions but found the proposal failed Housing Policy 14 as it exceeded the 50% footprint inc…
Housing Policy 14
Requires replacement dwellings generally not more than 50% larger than existing footprint, sited on existing footprint, unless changes result in environmental improvement via traditional character or less visual impact; design per Planning Circular 3/91 policies 2-7. Officer measured 134% increase, off-footprint siting into agricultural land, design alien to vernacular (not more traditional), and greater visual impact from massing despite setback, failing all tests.
Environment Policy 2
In Areas of High Landscape or Coastal Value (AHLV), landscape character protection paramount unless development does not harm character or location essential. Proposal's excessive scale, massing and urban design in prominent position harmed landscape character in designated AHLV at glen entrance, with no evidence of no harm.
Policies 2-7 (inclusive) of Planning Circular 3/91
Guide to design of residential development in countryside; requires traditional Manx proportions sympathetic to surroundings. Proposal's scale, proportion, massing and urban appearance failed to respect as traditional rural property, appearing as urban dwelling out of keeping with locality.
In principle for the replacement dwelling to be built
see comments
Multiple private individuals and Lezayre Parish Commissioners objected to the replacement dwelling application 09/01021/B citing inappropriateness of scale, design, location, and landscape impact; Department of Transport deferred due to inadequate access and parking details.
Key concern: proposed dwelling out of keeping with high landscape value area and vernacular character
Lezayre Parish Commissioners
ObjectionNo objections in principle for a replacement dwelling to be built, but wish to make the following comments.; Any new dwelling should be built to similar existing proportions and be sympathetic to the surrounding existing dwellings.
Department of Transport
Conditional No ObjectionDefer; Drawing provided does not demonstrate: Access drive arrangements... Two off street parking spaces...
Conditions requested: Access drive arrangements which will permit a motor car to turn around within the site; Two off street parking spaces
The original application 09/01021/B for a replacement dwelling was refused by the Department of Infrastructure on 19th April 2010 following a planning officer's recommendation. Mr & Mrs Victor Yates appealed the refusal on 11 May 2010, requesting written representations procedure. The Planning Authority submitted their statement on 25th June 2010, including the officer's report, decision notice, aerial photos, and suggested conditions if approved. On 2nd August 2010, the appeal was withdrawn at the request of the applicant's agent Kinrade Associates Limited. The original refusal decision therefore stands.
Precedent Value
This appeal sets no planning precedent as it was withdrawn before determination. Future applicants should ensure commitment to pursuing the appeal to avoid wasted administrative effort.
