20 September 2012 · Delegated - Senior Planning Officer (Anthony Holmes)
Balladoole Cottage, Bride Road, Ramsey, Isle Of Man, IM7 4ab
The site is a narrow residential curtilage on the eastern side of Bride Road in Lezayre, between the highway and a steep coastal slope leading to the beach, in an area of high landscape or coastal value.
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The officer assessed habitable status under Housing Policy 12 and concluded the existing dwelling's structural condition is basically sound and could be occupied without planning approval for repairs,…
General Policy 3
Permits replacement of existing rural dwellings as an exception to development outside zoned areas. Officer applied this to accept the one-for-one replacement principle given existing dwelling on site.
Environment Policy 2
Protects Areas of High Landscape or Coastal Value (AHLV); development permitted if no harm to character. Site in AHLV but single-storey design reduces visual impact, assessed as acceptable.
Environmental Policy 9
Precautionary approach to erosion/land instability; no development where erosion likely in building lifetime. Curtins report showed negligible erosion rates locally per Jolliffe report and vegetation binding soil; foundations via Building Regs.
Housing Policy 4
New countryside housing only exceptionally including rural dwelling replacements per HP12-14. Officer confirmed exception applies.
Housing Policy 12
Replacement permitted unless abandoned or historic/renovatable. Assessed structural condition sound, no 10+ year non-use evidence overriding, habitable status retained.
Housing Policy 14
Replacement not substantially different in siting/size unless environmental improvement; generally traditional design or high quality modern. 48% size increase <50%, same siting, single-storey modern reduces impact vs existing two-storey.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to drawing no.s 01, 02 rev. A, 100768/1, 100768/2 and 100768/3 date stamped the 30th July 2012.
Vehicular access and visibility
Prior to the occupation of the new dwelling the vehicular access and visibility must be set out in accordance with drawing no. 100768/2 date stamped the 30th July 2012. Thereafter the visibility splays must be maintained free of obstructions that measure greater than one metre in height above the level of the adjacent carriageway.
recommend that the planning application be approved. Whilst not opposing the design they do state that they would have preferred to see a more traditional build proposed.
do not oppose the planning application. They recommend that conditions are attached to any approval to require that i) the existing vehicular access is blocked up; and ii) nothing is be planted, erected or allowed to remain within the visibility splays that exceeds or may exceed one metre in height above the level of the adjacent carriageway.
expresses an interest in the planning application. The contents of their representation relate to non-planning considerations.
Highways Division does not oppose subject to specific conditions on access and visibility; Lezayre Parish Commissioners approved with preference for traditional build; Manx Electricity Authority provides standard notes on cables and contacts without objection or support.
Key concern: would prefer to see a more traditional build
Department of Infrastructure Highways Division
Conditional No ObjectionDo not oppose subject to the imposition of the following condition
Conditions requested: The applicant shall contact the Network Operations Section of the Department of Infrastructure prior to carrying out any works within the highway, including the installation of dropped kerbs. Telephone 686665.; Existing vehicular access to be blocked up. Nothing must be planted, erected or allowed to remain within the visibility sprays that exceed or may exceed one metre in height above the level of the adjacent carriageway.
Lezayre Parish Commissioners
SupportApproved 3-1 Majority. Although the commissioners have approved this application, they would prefer to see a more traditional build.
Manx Electricity Authority
No CommentThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application.
Conditions requested: Contact the M.E.A. Network Operations Department (Tel. 687687) to discuss working practices around Cables and Overhead Lines; Contact the M.E.A. for Electrical Site Safety 5 documents (Tel. 687766); Contact the M.E.A. Planning Department (Tel. 687781) to discuss the electricity supply
The Planning Committee refused permission for a replacement two-storey dwelling and garage on the site of a dilapidated cottage in a High Landscape or Coastal Value area. Appellants argued the new design followed traditional styling guidance, used a similar footprint, and addressed modern standards while maintaining residential use established over 50 years. The Council contended the proposal would create an increased visual intrusion due to size, massing, and non-traditional window details, visible from road and beach. Inspector found the extra height and prominent gable walls unacceptable in the sensitive location despite design efforts, recommending dismissal. Minister accepted the recommendation and dismissed the appeal on 24 March 2000.
Precedent Value
This appeal demonstrates that in High Landscape/Coastal Value areas, replacement dwellings must strictly mitigate height increases from modern standards; traditional detailing alone insufficient if massing/scale prominent from roads. Future applicants should consider single-storey or significantly reduced ridge heights, even if footprint similar.
Inspector: C A Jenkins
