29 June 2009 · Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Baljean Cottage, Baldhoon Road, Baldhoon, Laxey, Isle Of Man, IM4 7ql
The proposal involved demolishing the existing two-bedroom rendered cottage (94 sqm floor area) and erecting a new four-bedroom dwelling using SIPs construction (256 sqm floor area, 171% increase), with a modern innovative design, solar panels, and repositioned access for better visibility.
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The officer calculated the proposed floor area at 256 sqm versus existing 94 sqm, a 171% increase far exceeding the 50% threshold in Housing Policy 14.
General Policy 3
Permits replacement dwellings as exception to countryside development restrictions. Proposal accepted in principle as one-for-one replacement of habitable dwelling.
Housing Policy 4
Restricts new countryside housing to exceptions including replacements (HP12-14). Proposal qualifies via replacement status.
Housing Policy 12
Permits replacement unless abandoned or historic/renovatable. Existing dwelling has full habitable status, complies.
Housing Policy 14
Requires replacements not substantially different in siting/size (max 50% floor increase), traditional design per Circular 3/91 Policies 2-7, or exceptions for modern high-quality designs without adverse impact/reusing materials, or larger if poor-form replacement or less visual impact. Siting similar but 171% size increase; existing not poor form, proposed modern not traditional; no less visual impact in prominent site despite applicant claims.
Recommends approval by majority, subject to Planning Committee/Department approval
Highways Division deferred due to insufficient parking details; Lonan Parish Commissioners recommended approval; Andrew Jessopp had no objection to principle but questioned HP14 compliance.
Key concern: Drawings provided do not demonstrate the off street parking arrangements for this proposal
Highways Division
No CommentDefer; Drawings provided do not demonstrate the off street parking arrangements for this proposal
Lonan Parish Commissioners
Supportby a majority, the board recommends approval of the above Planning Application
Andrew Jessopp
Conditional No ObjectionThe principle is not opposed but it is questioned whether the proposal is fully in accord with HP14.
