18 February 2016 · Director of Planning and Building Control - Michael Gallagher
Ballaveare, Old Castletown Road, Port Soderick, Isle Of Man, IM4 1bb
The proposal involves erecting a replacement dwelling with an integral garage on the site of an existing dwelling in Ballaveare, Port Soderick, comprising amendments to prior approvals PA 14/00381/B and PA 14/01320/B.
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The critical issue was whether the proposed alterations to the previously approved replacement dwelling resulted in non-compliance with Housing Policy 14 (HP14), which permits replacements not substan…
General Policy 3
GP3 sets a presumption against development in areas of Open Space and High Landscape Value and Scenic Significance. The officer assessed the replacement dwelling against this alongside ENV1, ENV2, and HP14, finding it acceptable as a permitted replacement that does not substantially differ from prior approvals in visual impact.
Environment Policy 1
ENV1 reinforces presumption against development in sensitive landscape areas. Combined with GP3 and ENV2, it was tested via HP14's replacement provisions; the proposal's minimal public view changes and traditional design improvements satisfied the policy.
Environment Policy 2
ENV2 protects high landscape value areas. The officer confirmed compliance through HP14, noting reduced mass and screened site location minimises adverse impact.
Housing Policy 14
HP14 allows replacement dwellings not substantially different in siting/size (floor area ≤50% greater unless environmental gain), generally on the existing footprint with traditional design per Planning Circular 3/91 Policies 2-7, or exceptionally innovative high-quality designs. The officer tested the 67% increase but found it acceptable as a reduction from prior approval, with minor amendments (attached garage, 2m shorter footprint) causing little visible change and overall improvement over the existing poor-form dwelling, thus not substantially different in impact.
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.
Landscaping scheme
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 dwelling, 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: to ensure that the planting shown in the approved details is introduced and maintained to minimise the visual impact of the proposed development.
do not oppose the application
approve the application
Braddan Parish Commissioners have no objections to the application. Department of Infrastructure (DOI) Highways Division do not oppose the application.
Braddan Parish Commissioners
No ObjectionIt was unanimously resolved that the Commissioners had no objections to the following Planning Applications:-; PA16/00024/B - Hartford Homes Ltd - Erection of a replacement dwelling with integral garage (comprising amendments to PA14/01320/B) - Ballaveare, Old Castletown Road
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; DNO on 14.1.16
