3 July 2008 · Senior Planning Officer (Mrs F Mullen)
Ballacallin Cottages, Postal Locality, Gordon, Peel, Isle Of Man, IM5 3ar
The proposal involved demolishing a run-down existing cottage (footprint approx 52.25 sq.m, floor area 156.75 sq.m) and replacing it with a new two-storey dwelling (footprint 112 sq.m, floor area 226.5 sq.m) sited further into the sloping field away from the A27 highway and adjacent property at 1 Ballacallin Cottages.
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The principle of demolition and replacement with resiting further from the road was established in prior approval 07/01542/B, accepted as it would improve privacy/amenity for the adjacent dwelling at …
Housing Policy 14
Requires replacement dwellings not substantially different from existing in siting/size unless improving environment overall; floor area <=50% greater; generally on existing footprint; traditional design per Planning Circular 3/91; may allow larger if more traditional/less visual impact. Officer found floor area compliant (44.5% increase) but frontage/footprint increases created unacceptable visual impact failing policy intent, despite resiting benefits. Tension between numerical compliance and qualitative visual assessment in sensitive landscape.
Environment Policy 2
In Areas of High Landscape or Coastal Value, landscape character protection paramount unless no harm demonstrated. Site in AHLV; proposal's greater scale/elongated form harmed rural character despite lower siting.
General Policy 3
Presumption against countryside development but exception for dwelling replacements. Principle accepted via prior approval but detailed scheme failed on scale impacting countryside restraint.
no objection; note that mains wired smoke detection required per Building Regulations
