11 April 2007 · Planning Committee
Field 121847, Ballaslig, Ballacorey Road, Andreas, Isle Of Man, IM7 4el
The proposal involves demolishing an existing small single-storey cottage (46 sq.m) and replacing it with a much larger two-storey detached dwelling (190 sq.m) of similar design to a previous expired approval, sited slightly north of the existing building on a 2/3 acre site 400m off the road.
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The Planning Committee overturned the officer's refusal recommendation after discussion on 30 March 2007. Officers had concerns that the existing cottage lost residential use by abandonment per Planni…
Planning Circular 1/88 'Residential Development - Houses in the Countryside'
Requires assessment of abandonment (para 8: structural condition, non-use 10+ years, animal shelter use); officer initially found lost but prior approvals <10 years retained status. Para 9 allows sympathetic redevelopment but discourages significant size increases; proposal's 4x increase tipped against but overridden by precedent.
Planning Circular 3/91
Requires traditional Manx cottage form (Policy 3: rectangular, simple like farmhouses); front elevation complies, L-shape outrigger acceptable as traditional extension. Prior approval conditioned compliance with policies 2-7.
Housing Policy 12
Permits replacement if established residential use not lost by abandonment and not of historic interest/renovatable; prior approvals established principle, current dereliction outweighed by <10 year timeline.
Housing Policy 14
Discourages replacements significantly larger than existing; 46 to 190 sq.m increase non-compliant per officer, but committee accepted due to prior approval of same scheme and modern standards needs.
General Policy 3
General countryside protection; site 'white land' unzoned, proposal acceptable due to low visibility.
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 the submitted documents and drawings 06 0071/1, 06 0071/2, 06 0071/3, 06 0071/4 and 06 0071/5 all received on 23rd October 2006.
Demolition prior to occupation
The existing cottage must be demolished and removed from the site prior to the occupation of the new dwelling.
Landscaping scheme
No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Planning Authority.
Car parking provision
The dwelling hereby permitted shall not be occupied until the car parking provision for that dwelling has been constructed or laid out, and made available for use of the occupants of and visitors to that dwelling.
No objection
Do not oppose
No comment on merits; note for single water connection
No comment on merits; notes on cables/lines and safety
No comment on merits; note on unsafe internal layout (stair to lounge)
Multiple consultees responded to application 06/01821/B for erection of a replacement cottage at Sycamore Cottage, with most raising no objection subject to conditions on utilities, highways, parking, and fire safety, while SPMC&E strongly objected on grounds of excessive scale compared to the original tiny cottage.
Key concern: proposal too large compared to existing tiny cottage, exceeding prior approval for modest scale replacement
IoM Water Authority
Conditional No ObjectionFor single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
Conditions requested: condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws
Society for the Preservation of the Manx Countryside and Environment
ObjectionThe Society STRONGLY OBJECTS.; We think it too large to represent a reasonable ‘replacement’ for this tiny cottage
Conditions requested: single storey, limited footprint and restrictions on future expansion
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area
Conditions requested: condition of planning be that the applicant must contact the Authority; contact our Network Operations Department... to discuss working practices around Cables and Overhead Lines; Contact the M.E.A. for Electrical Site Safety 5 documents
Department of Transport, Highways Division
Conditional No ObjectionDo not oppose subject to the imposition of the following conditions
Conditions requested: Two off street parking spaces shall be provided within the curtilage of the dwelling.; An on site turning facility shall be provided in accordance with Manx Roads 2.
Isle of Man Fire And Rescue Service
Applicant to consult with the Fire Safety Department as the internal proposed layout is in heretty unsafe due to the staircase discharging in to the house.
Conditions requested: Applicant to consult with the Fire Safety Department
Andreas Parish Commissioners
No Objectionmy Commissioners have now considered the above proposed development, and have no objections thereto.
