21 May 2012 · Planning Committee
Ashdowne House, Ballavale Road, Santon, Isle Of Man, IM4 1eh
The proposal involves demolishing the existing 280m² detached dormer bungalow and replacing it with an 816m² (191% increase) two-storey plus basement dwelling featuring innovative living wall construction on front and side elevations, split face stone, standing seam leaded copper roof, green roof, bronze windows, and s…
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The site is existing residential curtilage in countryside, qualifying as one-for-one replacement under General Policy 3, Housing Policy 4 and 12 of Isle of Man Strategic Plan 2007; primary test is Hou…
General Policy 3
Permits replacement of existing rural dwellings as exception to countryside presumption against development. Site qualifies as existing habitable dwelling.
Environment Policy 1
Protects countryside unless overriding need; proposal accepted as replacement with no adverse effect due to screening and design.
Environment Policy 2
Protects high landscape value areas; living wall and siting ensure no harm to character, views limited by topography/vegetation.
Housing Policy 4
New housing in countryside only exceptionally including rural dwelling replacements; one-for-one basis accepted.
Housing Policy 14
Replacement not substantially larger unless less visual impact or poor form replacement; innovative living wall design has less impact than existing despite size increase, per policy exception for high-quality modern design.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to the Design Statement and drawing no.s 1106P001, 1106P101, 1106P102, 1106P103, 1106P301, 1106P302, 1106P303 and 1106X001 date stamped the 7th March 2012.
Living wall specification
Those elevations shown as being finished with a living wall construction shall be constructed and maintained in accordance with living wall specification detailed within the submitted Design Statement, date stamped the 7th March 2012, for the lifespan of the building.
Visibility splays
Prior to the construction of the dwelling further details of improved visibility to the access onto Ballavale Road from the application site shall be submitted and agreed by the Planning Authority. Thereafter the visibility must be set out in accordance with the agreed scheme prior to the first occupation of the dwelling.
no adverse traffic management, parking or road safety implications
significant economic benefits from construction (£528k exchequer, 136 jobs), ongoing business growth for Mr Shuttleworth (15 staff, potential expansion), high-quality design addressing prior refusals and blending with landscape
Department of Economic Development strongly supports the application due to significant economic benefits; Highways Division recommends approval with no adverse traffic implications; Community Planning Service raises design compliance concerns.
Key concern: Does it really comply with the design guidance for new houses in the countryside?
Department of Economic Development
SupportThe Department therefore, supports the planning application.; The proposal will generate significant economic benefits for the Isle of Man.; Up to 136 temporary local construction jobs will be provided over the duration of the contract which will involve an 87 week build programme.; direct exchequer benefit from VAT and employees/employers NI and ITIP contributions for the Isle of Man from the construction cost alone is estimated at approximately £528,382.
Highways Division
No ObjectionRecommend approval has no adverse traffic management, parking or road safety implications
Community Planning Service
This looks like a large converted water treatment plant building or an old fire station. Does it really comply with the design guidance for new houses in the countryside?
