30 November 2025 · Delegated - Principal Planner (Chris Balmer)
Perk Cottage, Knock Froy Road, Santon, Isle Of Man, IM4 1jd
The proposal involved building a two-storey replacement dwelling measuring 12.9m wide x 13m deep x 7m ridge height with an almost square floorplan, rendered walls, stone entrance feature, artificial slate roof, and solar panels.
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The officer determined that the proposed dwelling's external floor area of 335sqm far exceeded Housing Policy 14's general 50% limit over the original 92sqm bungalow (264% increase), even surpassing t…
Housing Policy 14
Requires replacement dwellings in countryside not substantially different in size, with external floor area not more than 50% greater than original. Officer calculated proposal at 264% increase (335sqm vs 92sqm original), exceeding even approved (188%) and refused (226%) prior schemes; no justification for exception via traditional character or reduced impact.
Environment Policy 1
Protects countryside for its own sake. Proposal's greater size, bulk, and proximity to road would have significantly greater visual impact than demolished bungalow, failing protection test.
Spatial Policy 5
Requires new development to make positive contribution to environment. Square form and shallow roof made dwelling intrusive, harmful to character and appearance.
General Policy 2
Criteria (b) requires respecting site/surroundings in scale, form, design; (c) not adversely affecting landscape character. Proposal's bulk, square plan, and non-traditional form failed these, appearing out of keeping in countryside.
Housing Policy 12
Generally permits replacement of rural dwellings. Acceptable in principle as replacement, but failed specific size and design tests under linked HP14.
No need for bat survey as building already demolished and no bats or birds found during demolition
