16 April 2025 · Planning Committee
Strathallan, Main Road, Ballabeg, Castletown, Isle Of Man, IM9 4lj
The site at Strathallen is an isolated rural property with a mid-20th century single-storey bungalow of 95 sqm in poor condition, surrounded by agricultural land and bounded by stone walls and hedges.
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The proposals respect the site and surroundings in terms of siting, layout, scale, form, design and landscaping, not harming the character of the surrounding landscape and complying with General Polic…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/form/design/landscaping (b), not adversely affect landscape character (c), and provide safe access/parking without impacting road safety (h). Officer assessed proposal complies as traditional design enhances site despite larger scale, with landscaping and improved access/visibility.
General Policy 3
Permits countryside development exceptionally for replacement rural dwellings under Housing Policies 12-14. Site qualifies as one-for-one replacement without abandonment.
Environment Policy 1
Protects countryside unless overriding need and no alternative; replacement accepted as enhancement to landscape setting.
Environment Policy 2
Officer noted compliance in conclusion as part of landscape enhancement justification.
Housing Policy 12
Permits replacement unless abandoned or historic; dwelling unoccupied 3 years but rates paid, intent to renovate, no abandonment, not historic, poor condition unsuitable for renovation.
Housing Policy 14
Limits replacement to 50% larger or same footprint unless environmental improvement; 63% increase exceeds limit but justified by replacing poor-form bungalow with traditional design of less visual impact, thermally efficient, per policy exception.
Transport Policy 7
Requires parking per standards; new layout provides 3 spaces/turning, better than existing, accepted by Highways.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Materials approval
The development hereby approved shall be undertaken in full accordance with the approved materials and finishes detailed in drwg. no. 24/1605/2A.
Landscaping scheme
No development shall take place until full details of soft landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of the retention of existing landscaping and new planting showing, type, size and position of each. 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. 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.
Vehicular access construction
The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only.
Visibility splays
The visibility splays identified on DrNo 24/1605/1A shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1050 mm in height above adjoining carriageway level.
Close existing access
The development hereby approved shall not be occupied or operated until the existing access to the property has been permanently stopped up in accordance with DrNo 24/1605/1A.
Parking and turning areas
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
No extensions or alterations
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2025 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling, hereby approved, other than that expressly authorised by this approval, shall be carried out without the prior written approval of the Department.
No garages or outbuildings
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2025 (or any Order revoking and/or re-enacting that Order with or without modification), no garages or other free standing buildings shall be erected within the curtilage of the dwelling hereby approved without the prior written approval of the Department.
no significant negative impact upon highway safety; acceptable subject to conditions on parking, access, visibility splays and site layout
no objection subject to soft landscaping condition
development looks better than the existing property
