15 March 2011 · Planning Committee
Ballasloe, Access To Ballasloe From Ballaglass Glen Road, Cornaa, Ramsey, Isle Of Man, IM7 1eq
The proposal involved demolishing a small original single-storey Manx cottage (60 sqm) and replacing it with a two-storey traditional-style farmhouse plus extensions, measuring 15.5m wide, 10m deep, 8.7m ridge height, and 268 sqm floor area, along with a detached garage increased to 6m height with shower, stairs, and r…
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The officer assessed the proposal as a replacement dwelling in countryside but found it substantially exceeded Housing Policy 14, with a 346% floor area increase (from 60 sqm original to 268 sqm propo…
Housing Policy 14
Requires replacement dwellings not substantially different in siting/size from original (generally footprint same, floor area not >50% greater), with traditional Manx design per Planning Circular 3/91 Policies 2-7; exceptions for environmental improvement, poor form replacement, or less visual impact. Officer found 346% increase (268 sqm vs 60 sqm original), taller ridge, greater massing prominent in countryside failed tests; prior 215% approval given weight but this exceeded without justification.
General Policy 3
Permits development outside zoned areas only in exceptional cases including replacement dwellings (HP12-14). Garage's size/scale/siting with living facilities seen as new dwelling, failing as no special circumstances like agriculture.
Environment Policy 2
Protects High Landscape/Coastal Value and Scenic Significance (AHLV) areas unless development does not harm landscape character or location essential. Larger dwelling's visual impact harmed prominent countryside site's character/quality.
Housing Policy 4
New countryside housing only in exceptional cases like agriculture, conversions, replacements (HP12-14). Garage tantamount to additional dwelling failed exceptions.
Environment Policy 1
Protects countryside and ecology. Cited in refusal and objection for curtilage increase and landscape harm.
Environment Policy 35
Cited in refusal alongside landscape harm in High Landscape Value area.
do not oppose has no adverse traffic management, parking or road safety implications
