27 March 2018 · Head of Development Management (Stephen Butler)
Skeddan Veg, Fort Island Road, Derbyhaven, Isle Of Man, IM9 1tz
The proposal involved the complete demolition of the existing 207 sq m dwelling and its replacement with a larger modern two-storey house of 369 sq m gross external floor area, including a mono-pitch roof finished in zinc, painted render and vertical timber cladding walls, extensive aluminium glazing with large picture…
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The officer accepted the principle of a replacement dwelling on this residentially zoned site within the compact Derbyhaven settlement, as it did not infill or extend into adjacent golf course land.
General Policy 2
Requires development to respect site and surroundings in siting, scale, form, design (b); not adversely affect character of surrounding landscape/townscape (c); and not adversely affect amenity of residents (g). Officer assessed the proposal's modern mono-pitch form, mass, glazing and materials as failing (b)/(c) by harming Derbyhaven's coastal character and streetscene of traditional properties; and failing (g) due to overlooking from side windows worsened by reduced separations and raised levels. Principle accepted under zoning but design details tipped against compliance.
Landscape Proposal 26
Requires maintaining general coastal character of Derbyhaven's compact group between foreshore, airport and golf course, without prescriptive guidelines for mixed-age/style buildings. Officer applied to replacement (not extension), finding modern design's contrast (mono-pitch, glazing, cladding) unacceptable in sensitive location despite non-prescriptive nature, as it harmed character viewed from approaches and green areas.
Do not oppose subject to condition on construction of access and visibility splays
Do not object
Malew Parish Commissioners have no objection to the application. Highways Division do not oppose the application.
Malew Parish Commissioners
No ObjectionThe Commissioners have no objection to these Planning Applications.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; DNO on 18-1-18
The original application for a substantial two-storey replacement dwelling was refused for reasons including failure to respect site/surroundings, harm to coastal character and streetscene, adverse amenity impacts from overlooking, and non-compliance with Housing Policy 14. Appellants argued compliance with zoning, minimal visual impact, and no significant amenity harm. The inspector found the site in countryside per Area Plan Appendix 4, rejecting the oversized design (floor area 80% larger), modern features harming coastal character, overlooking to Balladoyle House, and land-raising issues. The appeal was dismissed by the inspector and upheld by the Minister on 22 November 2018.
Precedent Value
Establishes that Area Plan 'groups of houses in countryside' classification triggers HP14 even in residential zones; future replacements must strictly limit size/footprint increases and justify with evidence; conservative designs preferred in coastal settings.
Inspector: Michael Hurley BA DipTP
