24 August 2015 · Planning Committee
Glenside Cottage, West Baldwin, Isle Of Man, IM4 5ha
The proposal involves demolishing Glenside Cottage, a two-storey detached dwelling with some traditional features but altered by extensions, and its single-storey annexe, then erecting a replacement two-storey dwelling measuring 14.3 x 9 x 8.1 metres with a 162% increase in floor area.
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The principle of replacing an existing countryside dwelling is acceptable under General Policy 3(d) and Housing Policy 12 as the site is already occupied and not abandoned.
Strategic Policy 1
Requires optimising use of previously developed land and efficient site use. The officer assessed the replacement on existing developed curtilage as making best use of the site with access and amenity provisions.
Spatial Policy 5
Requires new development to positively contribute to the environment, supported by Design Statement. The traditional design was found to enhance environmental quality over the existing poor form dwelling.
General Policy 3
Permits development outside zoned areas including replacement of rural dwellings. Principle accepted as exception (d) for established residential site.
Environment Policy 1
Protects countryside from adverse impacts unless overriding need. Replacement accepted due to limited visibility (screened from road, partial from track), traditional design integrating better than existing.
Housing Policy 12
Permits countryside dwelling replacement unless abandoned or of historic interest incapable of renovation. Existing dwelling not abandoned, capable of use but poor form justified replacement.
Housing Policy 14
Limits replacements to existing footprint and <50% larger unless environmental improvement via traditional character or reduced visual impact. 162% increase and partial footprint shift accepted as replacing 'poor form' with traditional design (chimneys, porch, slate/render) despite larger scale, with limited visibility.
Transport Policy 7
Requires parking per standards and safe access. Adequate parking/garage exists; access widened to 6m approved by Highways.
Planning Circular 3/91 Policy 2
Requires integration with landscape. Traditional design and limited visibility ensure integration despite size.
Policy 3 of Planning Circular 3/91
Follows traditional farmhouse shape/proportions. Respects rectangular form as extended Manx cottage despite not double cube.
Planning Circular 3/91 Policy 4
Limited external finishes. Natural slate roof and painted render approved as traditional.
Planning Circular 3/91 Policy 5
Traditional doors/windows. 50/50 UPVC casements accepted over sash as similar appearance with minimal impact; non-traditional rear/side not visible.
Planning Circular 3/91 Policy 6
Chimney provision recommended. Gable-end stacks (one working, one dummy) enhance traditional character.
Planning Circular 3/91 Policy 7
Respect existing features/patterns. Proposal follows vernacular patterns with improvements.
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.
Demolition of annexe
The existing detached annexe must be demolished upon first occupation of the new dwelling. Reason: To prevent the creation of an unjustified separate dwelling in the countryside.
no objection
do not oppose the current planning application
no objections to this proposed development
Marown Parish Commissioners had no objection to the original application and no comment on the amended plans. DEFA Fisheries confirmed no watercourses of fisheries importance nearby and raised no objections.
Key concern: insufficient consultation time for amended plans
Marown Parish Commissioners
No ObjectionThe Commissioners have no objection to the following being approved: - 15/00701 - Demolish existing and erect new detached dwelling at Glenside Cottage, West Baldwin
Marown Parish Commissioners
No CommentIn this case, the Commissioners, having made no objection to the originating application have no comment to add in respect of the amended plans, but the principle stated above is important.
DEFA Fisheries
No ObjectionThere are no watercourses of fisheries importance within 9m of the proposed site and as such DEFA fisheries have no objections to this proposed development.
