15 December 2005 · Minister for Local Government and the Environment (confirmed Planning Committee review decision after dismissing appeal AP06/0082)
Kerrowdhoon, Dhoon Loop Road, Dhoon, Ramsey, Isle Of Man, IM7 1hn
The proposal sought reserved matters approval (siting, design, appearance, layout, access, landscaping) for a modern 2-storey replacement dwelling with basement storage, extensive glazing on south-east and south-west elevations, solar panels, balconies, and a footprint of about 170m², pursuant to approval in principle …
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The principle of replacing the derelict Kerrowdhoon Cottage with a modern 2-storey dwelling was established by prior approval in principle PA 04/01878/A, and the reserved matters details were consiste…
Guide to the design of residential development in the countryside
Requires traditional appearance for countryside dwellings; prior AIP conditioned design accordingly, but Committee/Inspector accepted modern eco-friendly evolution as improvement over derelict non-traditional cottage, screened and appropriate in mixed area.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to drawing no.s 5010/4, 5010/5 and 5010/6 date stamped the 5th October 2005.
no adverse traffic impacts
exciting design worthy of its impressive position
Maughold Parish Commissioners strongly object to the reserved matters application due to visual impact, design deviations, and unsuitability for high landscape value area; Department of Transport notes inadequate visibility splays but no adverse traffic impact; Fire Service recommends refusal over fire escape safety.
Key concern: unsafe fire escape layout from bedrooms
Maughold Parish Commissioners
ObjectionThe house proposed in this new application is not suitable for the location. This is an area of high landscape value, and if development is necessary, it should take the form of a more traditional Manx dwelling.; The impact on the view of the Dhoon Glen from sea of the proposed development is also a concern of the Commissioners.; The new height of the dwelling combined with its accepted re-orientation will have a significant visual impact on the adjoining highway
Department of Transport Highways Division
No ObjectionNo adverse traffic impacts.; Note: The visibility from the existing driveway is inadequate to serve the existing traffic.
Department of Transport Highways Division
Conditional No ObjectionThe Department of Transport would like to see an improvement in the visibility splays which are available to this property
Conditions requested: improvement in the visibility splays
Isle of Man Fire And Rescue Service
ObjectionRecommend refusal as escape from the proposed upper floor bedrooms, and ground floor bedroom are via the hall which is open to the lounge and kitchen which are habitable rooms which is an inherently unsafe layout
The original approval in principle (PA 04/01878/A, dated 15 December 2004) allowed a replacement dwelling for the derelict Kerrowdhoon Cottage; reserved matters (PA 05/01928/REM) were initially refused on access grounds but approved on review. Maughold Parish Commissioners appealed, claiming the design exceeded the indicative drawings in size, height, and glazing, harming the Area of High Landscape Value, and failed to improve access adequately. The Planning Committee and applicant defended the scheme as compliant with conditions, modern and screened, with improved turning. The inspector found the details consistent with the approval in principle, the design attractive despite visibility, and access improved, recommending dismissal. The appeal was dismissed, upholding the Planning Committee's decision.
Precedent Value
This appeal confirms that reserved matters for replacement dwellings in sensitive landscapes can succeed if consistent with approval in principle conditions, even with modern designs and some visibility, provided access is improved and the scheme enhances a derelict site. Future applicants should secure robust approvals in principle and engage early with objectors.
Inspector: Michael Hurley
