25 April 2024 · Delegated - Acting Head of Development Management (Abigail Morgan)
Strathallan, Main Road, Ballabeg, Castletown, Isle Of Man, IM9 4lj
The site is an existing detached bungalow on the main road between Ballabeg and Colby, outside settlement boundaries in a rural area. The proposal involves demolishing this bungalow (96 sqm floor area) and erecting a replacement two-storey dwelling (214 sqm floor area, 122.9% increase) with pitched roof using concrete …
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The officer accepted the principle of replacing the existing bungalow of no merit under General Policy 3 and Housing Policy 12, as it had no historic or architectural value and contained low-risk asbe…
Housing Policy 14
Requires replacement dwellings not substantially different in siting/size (max 50% floor area increase unless environmental improvement), generally following Planning Circular 3/91 or exceptionally innovative/high quality design without adverse visual impact, preferring re-use of stone/slate. Officer found 122.9% increase unacceptable as design was mediocre/urban, not traditional or innovative, with non-traditional materials (concrete tiles, weatherboard, uPVC), lacking rural features like chimneys, resulting in adverse visual impact.
Environment Policy 1
Protects countryside from adverse harm unless overriding national need with no alternative. Proposal's inappropriate design caused adverse visual impact in open countryside, appearing isolated/out of keeping, with no national need demonstrated.
General Policy 2
Requires safe access/egress (h) and no highway danger (i). Lack of clarity on visibility splay works, especially over third-party land and wall reductions, failed to demonstrate safe egress on busy main road.
Transport Policy 4
Accommodates safe vehicle/pedestrian movements. Insufficient details on visibility splay obstructed safe use despite parking benefits.
Landscape Proposal 16 of the Area Plan for the South
Requires tree-planting in Colby/Ballabeg developments to soften impact/enhance landscape. No tree planting or screening proposed outside settlements, exacerbating visual prominence.
Do not oppose Subject to Condition - no significant negative impact upon highway safety, network functionality and/or parking as there is an existing dwelling on the site and the proposals provide an improved parking situation compared to existing. Conditions on approval should include vehicle turning and access to be provided as per approved plan before occupation, and garage to store vehicles/cycles.
Arbory and Rushen Parish Commissioners objected due to overdevelopment and inadequate visibility splays; Highway Services had no objection with conditions; Ecosystem Policy Officer raised biodiversity concerns requesting native planting plans or conditions; a neighbouring resident opposed on scale, visibility, and traffic grounds.
Key concern: overdevelopment of the site in terms of scale and character
Arbory and Rushen Parish Commissioners
Objectionthe Board concluded that the plans as submitted were an overdevelopment of the site in terms of scale and character. The Board was also concerned that the visibility splays were inadequate and therefore could not support the application.
Highway Services HDC
Conditional No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as there is an existing dwelling on the site and the proposals provide an improved parking situation compared to existing.; The Applicant is advised to consider an EV charging point on the site.
Conditions requested: vehicle turning and access to be provided as per approved plan before occupation; garage to store vehicles/cycles
Ecosystem Policy Officer
Conditional No ObjectionThe Ecosystem Policy Team therefore request that native hedge and tree planting plans are provided to Planning prior to determination of this application.; We would ideally like to see these plans before determination. However if Planning are minded to determine this application without these plans, we request that a condition is secured for these plans to be provided prior to construction works commencing.
Conditions requested: native hedge and tree planting plans are provided to Planning prior to determination; if Planning are minded to determine this application without these plans, ... a condition is secured for these plans to be provided prior to construction works commencing; a native hedge is planted around the grass area to the west of the property
