30 January 2013 · Planning Committee
Ballamona Farm, Oak Hill, Port Soderick, Isle Of Man, IM4 1at
The proposal involves demolishing an existing hipped-roof farmhouse of 520m² floor area and replacing it with a symmetrical stone-built 3-storey house of 1683m² (323% larger), including a lower ground floor leisure suite, positioned over 20m southeast of the original site, with a garage block (22m x 8.5m x 6m) on the e…
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The proposal contravenes Housing Policy 14 as it is substantially different in siting (over 20m southeast, extending formal gardens into agricultural land) and size (323% floor area increase from 520m…
Housing Policy 14
Requires replacement dwellings not substantially different in siting/size (max 50% floor increase, on footprint) unless environmental improvement or more traditional design/less visual impact. Proposal exceeds limits (323% increase, resited) but officer found minimal visual harm via screening/topography, traditional Palladian stone design replacing 'poor form' extensions, justifying exception despite policy conflict.
General Policy 3
Permits replacement dwellings in countryside as exception; complied as existing habitable dwelling not abandoned/historic.
Environment Policy 1
Protects countryside; curtilage extension into ag land noted but low impact due to topography/screening and estate evolution.
Environment Policy 41
Requires archaeological evaluation; conditioned pre-commencement due to prehistoric potential.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This permission relates to the replacement of the existing dwelling and creation of new house with associated garaging and landscaping all as shown in drawings P001, P002, P101, P102, P103, P104, P105, P301, P302, P303, X001, X002 and X101 all received on 10th September, 2012.
Lighting plan
Prior to the commencement of building works on site, a lighting plan must be submitted to and approved by the Planning Authority showing all proposed lighting within the site, associated with the dwelling and the lighting implemented in accordance with this drawing.
Archaeological evaluation
Prior to the commencement of any works on site, there must be submitted to and approved by the Planning Authority a scheme for the evaluation of the site for archaeology and a method statement for dealing with any finds of interest or importance and any necessary mitigation. The development must be undertaken in accordance with the approved methodology.
no objection
do not oppose the application
"magnificent proposal" and fully supports; Island lacks such properties, good for construction/reputation; MNH objection contrary to policy/Tynwald will
Manx National Heritage objected strongly to the scale, landscape impact, and cultural heritage loss of the proposed replacement dwelling, while Braddan Parish Commissioners and Highways Division raised no objections, and a MNH Trustee personally supported the application.
Key concern: development incompatible with Manx landscape character and loss of historic 200-year-old house
Manx National Heritage
Objection"this development as currently proposed is incompatible with the character of the surrounding area and with the wider Manx landscape"; "In the light of our concerns we would recommend that either these shortcomings are met and the application re-advertised for consideration by all interested parties, or that the application should be refused"; "the new dwelling has a footprint almost three and a half times as large as the existing"
Conditions requested: programme of archaeological evaluation under Environment Policy 41 of the Strategic Plan; full environmental assessment including visual impacts, lighting, landscaping details, species list, and engineering works; assessment of existing house architectural value and integration options; shortcomings met and application re-advertised, or application refused
Juan R Turner MLC (Manx National Heritage Trustee)
Support"I do not share the views of Manx National Heritage and do not wish to be associated with their objections"; "Having looked at the drawings I feel this is a magnificent proposal and wish to fully support this development"; "it can only good for the Island, the construction and associated industries and the Islands reputation"
Braddan Parish Commissioners
No ObjectionThe Commissioners had no objection to the following planning applications:- PA12 01245
Highways Division
No ObjectionDo not oppose has no traffic management, parking or road safety implications
Island Conservation Officer (Steve Moore)
No Commentthere is no reason that the main house will be listed; it is difficult to see any influence by Armitage Rigby on the buildings other than the 'battered' gables on the old 'Thie Veg'
The original application for demolition of an existing house and barn and erection of a much larger Georgian-style replacement dwelling with garages and staff accommodation was refused under delegated powers on 31 January 2012 solely for failing Housing Policy 14, as the floor area increase significantly exceeded 50% without being of more traditional character or having less visual impact. Appellants argued compliance with IOMSP policies including HP14, citing Georgian tradition, reduced visual impact from key viewpoints, and precedents like Ballacomish. The inspector agreed the existing dwelling was of poor form and principle of replacement acceptable under GP3, HP4, HP12, but found the proposed Georgian mansion not 'more traditional' in Manx/Port Soderick context due to scale incongruity on narrow site, and greater visual impact from higher ridge, bulk, and massing despite setback. Both strands of HP14 exception failed, causing harm to local character. Appeal recommended for dismissal; minister concurred.
Precedent Value
Emphasises HP14 exceptions require strict local context assessment; large 'traditional' replacements must fit site vernacular and demonstrate reduced visual impact across all viewpoints including bulk/massing, not just selected photos. Future applicants should prioritise modest scale matching locality over grandeur, provide full 3D elevations/superimpositions, and select precedents with similar site constraints.
Inspector: Anthony J Wharton BArch RIBA RIAS MRTPI
