15 January 2007 · Planning Committee
Silverbeech, Glen Road, Colby, Isle Of Man, IM9 4hw
The site is the domestic curtilage of an existing hipped-roof bungalow in a residential area of Colby, with mature trees at the northern end, adjacent to 'Glen Arm' to the west and rear gardens of Ballachrink properties to the east.
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The officer assessed the proposal as over-scale with a 9.5m hipped-roof height (double the existing bungalow, 2m above 'Glen Arm' at 7.4m), unlike local properties (not modern nor vernacular), failing…
Interest expressed; prefers refurbishment but appreciates replacement improves site over existing
no objection
No objection in principle subject to conditions on foul sewer connection, no surface water to foul, soakaway approval
no objection; note on working near cables/overhead lines
Manx Electricity Authority notes underground cables/overhead lines and requests contact; Department of Transport Drainage Division has no objection subject to sewer connection and surface water conditions; Arbory Parish Commissioners object due to size and design impacting privacy; Fire Safety Officer raises fire safety concerns with open plan staircase.
Key concern: Proposed dwelling size and design not in keeping with adjoining residential area and affecting privacy (Arbory Parish)
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application. Please contact Anthony Kinrade or Ian Horsey...
Conditions requested: Applicant must contact Anthony Kinrade or Ian Horsey, Operations and Maintenance Dept, Network Services, MEA (Tel. 687705) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site; Contact the M.E.A. for Electrical Site Safety 5 documents (Tel. 687766) before any work is carried out on site; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
Department of Transport Drainage Division
Conditional No ObjectionNO OBJECTION In principle subject to:-
Conditions requested: The proposed dwelling must be connected to the public foul sewer in a manner acceptable to the Department of Transport Drainage Division and on terms and conditions, which must be agreed with the Division prior to the commencement of any building works. All drainage works must conform to the requirements of the Department of Transport’s “Manx Sewers for Adoption” and all necessary inspections/surveys [including CCTV] are to be carried out at the developer’s expense. A communication fee will be payable; There must be NO discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s); The use of soakaways are subject to Building Control approval and if this approval is not granted, the Drainage Division would not give permission for the discharge of surface water into the existing foul system and an alternative means of disposal would have to be sought; Applicant is requested to supply the Division a copy of any Building Control Application in relation to the surface water discharge from this development
Arbory Parish Commissioners
ObjectionThe Commissioners feel that, because of its size and design, the proposed new dwelling is not in keeping with the adjoining residential area and could adversely affect the privacy of the nearby existing dwellings.
Isle of Man Fire and Rescue Service
THE 'OPEN PLAN' STAINCASE FROM THE UPPER FLOOR, DISCHARGING INTO THE DINING / BREAKFAST ROOM ON THE LOWER FLOOR IS INHERENTLY UNSAFE FROM A FIRE SAFETY VIEWPOINT.
Conditions requested: The applicant consults the Fire Safety Department to discuss solutions and alternative arrangements
The original application was refused by the Planning Committee on 15 January 2007 because the proposed dwelling's height and massing would be a discordant feature affecting the area's appearance. The appellant argued that surrounding properties exhibit varied styles, heights, and massing, with photographic evidence, and that the proposed ridge height is only 1.05m above the neighbour 'Glen Arm', covering less than 10% of the site. The inspector, after a site visit, found the proposal would dominate and overshadow 'Glen Arm' due to its size, mass, and proximity, adversely affecting living conditions and being out of character with immediate neighbours despite variety further along the road. Previous approvals for smaller dormer-bungalows were noted. The appeal was recommended for dismissal on 31 March 2007 and upheld.
Precedent Value
Appeals must demonstrate no harm to immediate neighbours' living conditions; scale/mass relative to closest properties and recent approvals on site carry decisive weight over general street variety. Future applicants should align proposals closely with approved precedents on footprint and height.
Inspector: John S Turner
