29 May 2025 · Delegated - Principal Planner (Chris Balmer)
Field 121847, Ballaslig, Ballacorey Road, Andreas, Isle Of Man, IM7 4el
The proposal is for a replacement detached dwelling on the site of the former Sycamore Cottage, within an 11-acre holding in open countryside, amending a scheme approved under PA 24/91348/B. Amendments include a 1.1m increase in width, 0.2m in depth, larger living spaces and master bedroom, a two-storey gable projectio…
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The proposals respect the site and surroundings in terms of siting, layout, scale, form, design of buildings and spaces around them, complying with General Policy 2 (b) & (c), and will not harm the su…
General Policy 2
Requires development to respect site and surroundings in siting, layout, scale, form, design, landscaping, and not adversely affect landscape character. Officer assessed the proposal's traditional design, materials, and enclosure by planting as compliant with (b) and (c), finding no harm to landscape.
General Policy 3
Permits development outside zoned areas exceptionally for replacement rural dwellings under Housing Policies 12,13,14. Officer confirmed the one-for-one replacement as acceptable exception (d).
Environment Policy 1
Protects countryside from adverse effects unless overriding need. Officer found no harm to countryside character or quality due to site's inconspicuous location and design betterment.
Housing Policy 12
Permits replacement unless abandoned or of historic interest. Officer noted existing dwelling abandoned, structurally poor, no architectural/historic interest.
Housing Policy 14
Replacement must not be substantially different in siting/size unless environmental improvement; allows larger if replacing poor form with traditional character or less visual impact. Officer justified minor GIA increase and off-footprint siting (per prior approval) as betterment via traditional design replacing poor cottage.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Demolition of existing dwelling
Within 3 months of the completion and occupation of the new dwelling, the existing dwelling on site shall be demolished and all materials removed from the site. Reason: To safeguard the countryside for its own sake and to ensure the development does not increase the number of dwellings on the site which would be contrary to policy.
Landscaping scheme
The approved landscaping scheme, as shown on Dr No. 23 1780LS/05, shall be implemented in full as per the approved details within 3 months of the occupation of the new dwelling. Reason: To ensure the delivery and retention of an appropriate landscaping in the interests of the visual amenity of the locality.
Biodiversity enhancements
The approved biodiversity enhancement measures for bats and birds, as shown on Dr No 23 1780LS/05, shall be implemented in full within 3 months of the occupation of the new dwelling. Reason: To ensure the delivery of an appropriate ecological enhancement measures, in the interests of the bats and birds in the locality.
External lighting
No external lighting shall be installed on the site or dwelling unless a sensitive low level lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to Planning and approved in writing by the Department. Any lighting shall thereafter be installed and retained in accordance with the approved lighting details. Reason - To avoid ecological impacts upon bats within the area.
Tree protection
No tree shall be cut down, uprooted, destroyed, pruned, cut or damaged in any manner during the development phase and thereafter within 5 years from the date of occupation of the dwelling, other than in accordance with the approved plans. In the event that retained trees become damaged or otherwise defective during the construction phase due to events outside of the applicant's control the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented. Reason: To ensure that retained trees are not removed, in the interests maintaining the amenities of the area and to ensure the visual impact of the development is mitigated.
No future extensions
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. Reason: The dwelling represents a significant enlargement to the existing, the future extension of which may impact upon the character and appearance of the landscape and thus require further assessment by the Department.
No interest registered
No objection - measures from 24/91348/B are secured (C.4 & 5); recommend bat/bird checks prior to demolition
