19 August 2015 · Delegated - Director of Planning and Building Control (Michael Gallagher)
Cliff Cottage, Battery Road, Peel, Isle Of Man, IM5 1ud
The proposal involves demolishing the existing two-storey detached dwelling at Cliff Cottage and erecting a replacement two-storey house on almost the same footprint, with dimensions of 14.2m length, 11.1m depth, 7.5m ridge height, and 235.87 sqm floor area (20% larger than the existing 195.39 sqm).
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The officer concluded the proposal complies with Strategic Policies 1, 2 and 5, General Policy 2, Housing Policies 4 and 6, and Transport Policy 7 of the Isle of Man Strategic Plan 2007.
Strategic Policy 1
Requires optimising use of previously developed land, efficient site use, and utilising infrastructure. The officer assessed the replacement on existing developed residential curtilage as making best use of the site without needing new greenfield land.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development primarily in towns/villages, countryside only exceptionally. Site in Peel (town) residential zone satisfies this for housing replacement.
Spatial Policy 5
Requires design making positive environmental contribution, potentially with Design Statement. Proposal's design with Manx/Victorian elements improves over existing non-distinct dwelling.
General Policy 2
Permits development in zoning if respecting site/surroundings in siting/layout/scale/design, no adverse amenity/landscape/highway impacts, adequate parking/services. Officer tested all criteria (a)-(n), finding proposal compliant in residential zone with limited visual/amenity/highway effects.
Housing Policy 4
New housing primarily in towns/villages or exceptional countryside cases including rural dwelling replacement. Replacement in town residential area acceptable.
Housing Policy 6
Residential zoned land per area plan brief or general criteria. No prescriptive brief; proposal meets good design criteria in absence.
Transport Policy 7
Requires parking per standards (2 spaces per unit, one in curtilage behind front). Site accommodates this with new accesses; no unacceptable road safety effect.
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.
Granny flat use restriction
The granny flat within the replacement dwelling hereby approved may be used only in association with the main dwelling house, Cliffe Cottage, and shall not be occupied as an independent dwelling unit, and there shall at all times remain a useable interconnecting door. Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.
do not oppose the current planning application
do not oppose the current planning application
no concerns regarding loss of trees
Peel Town Commissioners responded with no objection to planning application 15/00766/B for a replacement dwelling at Cliffe Cottage, Battery Road, Peel.
Peel Town Commissioners
No ObjectionThe Commissioners do not oppose this application.; Propose replacement dwelling and formation of associated car parking, Cliffe Cottage, Battery Road, Peel.
