27 January 2015 · Planning Committee
Field 430242, Corlea Road, Ballasalla, Isle Of Man, IM9 3ba
The proposal is for a new two-storey dwelling (floor area around 360 sq m, footprint 19m x 10m) replacing Corlea Bungalow, sited 60m from the existing bungalow in the north-west corner of a sloping field (33m x 60-69m) south of Corlea Road, with a detached garage (6m x 12m, 5.8m ridge height).
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The officer notes the proposal does not strictly comply with Housing Policy 14 as the new dwelling is not on the existing footprint, has a floor area 245% larger than the existing 146 sq m bungalow (v…
General Policy 3
Restricts development outside zoned areas except for replacement dwellings (Housing Policies 12-14). The site is open space/countryside; proposal qualifies as replacement but officer notes non-compliance with size/siting unless environmentally improved, mitigated by prior approval and screening.
Environment Policy 1
Protects countryside from adverse effects unless overriding need and no alternative. Officer assesses visual impact as mitigated by mature screening and proposed planting despite large scale, aligning with Minister's prior view that existing bungalow has greater impact.
Housing Policy 14
Replacement dwellings must match existing footprint/size (max 50% larger), traditional design per Planning Circular 3/91, unless improved environmental impact. Proposal exceeds limits and lacks vernacular proportions, but prior approval and material/design changes (Manx stone, slate) accepted as less visually prominent than rendered alternative.
Housing Policy 12
Applicable to rural replacements alongside HP14; no specific assessment but grouped under replacement exceptions to GP3.
Time limit
The development hereby approved must be commenced prior to 28th May 2018. Reason: To accord with the terms of the approval in principle, PA 13/91094/A.
Landscaping implementation
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. REASON: the landscaping of the site is an integral part of the scheme and must be implemented as approved.
do not oppose the application
Manx Utilities expressed interest in the application and requested contact regarding electricity supply and cables; Malew Parish Commissioners raised no objections to the reserved matters and related access applications; DEFA Biodiversity had no issue with the access but advised precautions for protected lizards.
Key concern: underground cables/overhead lines present
Manx Utilities
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority.; There are underground cables/overhead lines present in the area indicated in you planning application.
Conditions requested: condition of planning be that the applicant must contact the Authority; Contact the Manx Utilities for Electrical Site Safety 5 documents (Tel. 687766), before any work is carried out on site; Contact the Manx Utilities, Planning Department (Tel. 687781), to discuss the electricity supply for this application
Malew Parish Commissioners
No ObjectionThey do not object to these plans.
Malew Parish Commissioners
No ObjectionThey do not object to this application.
DEFA Biodiversity
Conditional No ObjectionI have no issue with the provision of a new access point, but advise that lizards (a Wildlife Act protected species) are found on the banks alongside the Corlea Road; there should be a presumption that lizards might be present
Conditions requested: any destructive works take place during the active season (April-September); the vegetation is cut short at least a week before work, taking care to check for nesting birds; Workers should be briefed to keep a watchful eye
The original application for approval in principle to erect a replacement dwelling larger than the existing poor-quality 1970s bungalow Corlea Bungalow was refused by the Department of Infrastructure for non-compliance with Housing Policy 14 and Environment Policy 1 due to its siting in an open field, increased size, and visual intrusion. Appellants argued the replacement would be safer, better designed, and supported by precedents and their economic contributions. The council defended the refusal emphasizing policy criteria for replacements, including the 50% size limit and lesser visual impact, noting no identical precedents. The inspector found the proposal would have greater visual impact, exceed policy limits without justification, and harm countryside character, giving limited weight to precedents and economic claims. The appeal was recommended to be dismissed.
Precedent Value
Emphasises strict application of HP14 replacement criteria - must stay on footprint or justify exception with reduced visual impact; personal circumstances/economic benefits carry little weight; each case judged individually regardless of other approvals.
Inspector: Ruth V MacKenzie
