23 December 2014 · Delegated - Head of Development Management (Jennifer Chance)
Ballaveare, Old Castletown Road, Port Soderick, Isle Of Man, IM4 1bb
The proposal involves erecting a replacement dwelling with a floor area of 1,005 sq m (62% larger than the existing 620 sq m), a detached double garage, and an improved vehicular access on a 0.66 ha site in Ballaveare, screened by mature trees and topography.
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The critical issue was whether the proposed alterations to the previously approved scheme (PA 14/00381/B) resulted in a property no longer complying with Housing Policy 14 (HP14), which presumes again…
General Policy 3
Presumption against development in areas of Open Space and High Landscape Value and Scenic Significance. Assessed in context of replacement dwelling provisions; officer found proposal acceptable due to minimal visual changes from approved scheme.
Environment Policy 1
Presumption against development in High Landscape Value areas. Overridden by HP14 exceptions for replacements not substantially different or improving environment.
Environment Policy 2
Restrictions on development in scenic areas. Proposal tested against HP14 allowances for larger replacements of poor-form dwellings with traditional character and less visual impact.
Housing Policy 14
Replacement dwellings must not be substantially different in siting/size (floor area not more than 50% greater), generally on existing footprint, traditional design matching materials; exceptions for environmental improvement, traditional character replacing poor form, or less visual impact. 62% increase accepted as amendments cause little change to public views, no significant mass increase, more traditional garage, overlapping footprint.
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 oppose the application
