19 October 2016 · Senior Planning Officer (Sarah Corlett)
Ballacreg, Dreemskerry Hill, Maughold, Isle Of Man, IM7 1be
The site is a large 1940s/50s detached two-storey house in a wooded hillside location within an Area of High Landscape Value and woodland zoning, largely screened by mature vegetation and topography.
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The officer determined the property is a non-traditional 1940s/50s dwelling, making Housing Policy 16 the most appropriate, which restricts extensions that increase public visual impact.
General Policy 3
Restricts development outside zoned areas but Housing Policy 16 allows extensions to non-traditional dwellings. The officer noted this policy's relevance but prioritised Housing Policy 16 as the site is unzoned countryside and the dwelling non-traditional.
Environment Policy 2
Protects Areas of High Landscape Value, prioritising landscape character unless no harm shown or location essential. Officer assessed that limited public views and screening mean the proposal would not harm character or quality.
Housing Policy 16
Restricts extensions to non-traditional or poor form dwellings if increasing public visual impact. Officer found the proposal complies as materials reduce impact compared to existing and public views remain minimal.
Environment Policy 3
Prohibits development causing unacceptable loss or damage to woodland of amenity/conservation value. No issues raised; agent confirmed with DAFF that no additional tree info required.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. This approval relates to Drawings nos 1, 2, 3 and 4 and Artists Impressions all dated stamped received 29 June 2016.
no highway implications
no objections as impact as viewed by the public is limited due to location and it is under 50% floor space increase
Garff Commissioners noted the non-traditional design but raised no objections due to its innovative quality and minimal public visual impact. Highways Division has no highways interest.
Key concern: scale suggests beyond 'extensions and alterations' and may be viewed as providing a 'new' dwelling
Garff Commissioners
No ObjectionThe Commission noted these proposals with interest as their scale suggests they are beyond 'extensions and alterations' and may be viewed as providing a 'new' dwelling.; Section 8.12.2 of the Strategic Plan needs to be carefully considered; particularly as the proposals are of a 'non-traditional' design.; although the design is non-traditional it could be interpreted as 'innovative' and of 'high quality'.; the Commission has no objections to these 'non-traditional' proposals for redevelopment of the property.
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 17-8-2016
