11 September 2015 · Council of Ministers
Meary Voar, Postal Locality, Arragon, Santon, Isle Of Man, IM4 1hj
The proposal involves demolishing a 2-storey stone barn (27.2m x 6m footprint) within the curtilage of the Neo-Georgian house Meary Voar and replacing it with a larger 3-floor building (33.5m x 13.2m footprint, 12.35m ridge height south, mansard slate roof, Manx stone and render walls, hardwood windows with stone surro…
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Council noted Inspector's refusal recommendation based on non-compliance with SP General Policy 3 (no exceptions met for unzoned countryside) and Environment Policy 1 (significant visual harm from sca…
General Policy 3
Restricts development outside zoned areas unless exceptions met (e.g. (c) redundant previously developed land reducing landscape impact; (d) replacing rural dwelling). Inspector: no exceptions - not redundant use, increases impact, not dwelling replacement. Council acknowledged non-compliance but economic benefits material consideration overriding via draft PPS.
Environment Policy 1
Protects countryside for own sake; allows if overriding national need outweighs harm with no alternative. Inspector: significant adverse visual effect (alien/obtrusive scale/design), economic benefits insufficient for override. Council: visual harm acknowledged but outweighed by greater economic benefits/DED evidence meeting PPS balance test.
Housing Policy 15
Extensions to traditional countryside properties must respect form/appearance, <50% floor area increase unless exceptional. Inspector/Dept: different design, exceeds 50% (1234.5sqm vs house 1000-1100sqm), not subservient. Council did not reassess, prioritised economic override.
Housing Policy 16
Extensions to non-traditional properties must not increase public visual impact. Inspector/Dept/Applicant disputed relevance (house non-traditional but proposal seen as increasing impact vs demolition). Council did not reassess, economic benefits overriding.
Strategic Policy 1
Supports reuse of previously developed land/resources. Applicant: reuses stone/slates, reduces HGVs. Inspector acknowledged PDL but no landscape improvement. Council noted but prioritised economics.
Time limit
The development hereby permitted shall commence before the expiration of 4 years from the date of this notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No 2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Ancillary use restriction
The development hereby permitted may be used only in association with and ancillary to the adjacent dwelling Meary Voar as guest accommodation and a swimming pool and as an office. Reason: To prevent the creation of separate accommodation which would be contrary to the principles of the Strategic Plan.
Strong support for economic benefits: construction £3.875m+ local spend, salaries £105k+ rising £397k+£255k pilots/engineer, hangar £1.59m, further investments, business growth from home-based global operations; appropriate scale to house, limited visibility, high standard despite policy conflict
Sufficient info for assessment; finely balanced but on balance no (would recommend yes with Manx stone condition replacing render); accepted stronger DED economic support post-statement
Manx Utilities Authority expresses interest in the application and requests a planning condition requiring the applicant to contact them regarding underground cables/overhead lines and electricity supply.
Manx Utilities Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority.; Contact the Manx Utilities, Planning Department (Tel. 687781), to discuss the electricity supply for this application.; There are underground cables/overhead lines present in the area indicated in you planning application.
Conditions requested: condition of planning be that the applicant must contact the Authority
Precedent Value
Extant permissions for larger schemes can strongly support appeals if new proposal comparable; economic benefits need DED validation to override policy; visual impact assessments must use photomontages from public vantage points including footpaths.
