13 May 2014 · Planning Committee
Ballaveare, Old Castletown Road, Port Soderick, Isle Of Man, IM4 1bb
The site at Ballaveare, Old Castletown Road, Port Soderick, is 0.66 ha and contains an existing dwelling described as an unfortunate mix of traditional and modern elements, including flat-roofed additions, screened by mature trees and topography.
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The critical issue was compliance with Housing Policy 14 (HP14), which presumes against substantial changes in siting or size for replacements unless resulting in environmental improvement, generally …
General Policy 3
Presumes against development in Open Space and High Landscape Value areas. Assessed as complied with via HP14 replacement provisions resulting in environmental improvement through better design replacing poor form.
Environment Policy 1
Presumes against development in High Landscape Value and Scenic Significance areas per Braddan Local Plan 1991. Overridden by HP14 allowance for replacement dwellings improving character.
Environment Policy 2
Presumes against development in High Landscape Value and Scenic Significance areas per Braddan Local Plan 1991. Overridden by HP14 allowance for replacement dwellings improving character.
Housing Policy 14
Requires replacements not substantially different in siting/size unless environmental improvement; generally footprint overlap and <50% larger; design per Planning Circular 3/91; exceptions for poor form replacements with traditional character or less visual impact. Proposal tested on size (62% larger), siting (footprint overlap, further from highway), design (cohesive traditional per Circular 3/91); exception applied as existing is poor form, new design justifies increase despite no major visual impact reduction.
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
do not object to the application
