16 June 2011 · Secretary to the Planning Committee (E J Callow)
Cronk Ny Killey, Jalloo, Dreemskerry, Ramsey, Isle Of Man, IM7 1ax
The proposal involved demolishing an existing single-storey Manx cottage (98.1 m² floor area) and replacing it with a contemporary curved two-storey dwelling of 388.7 m² (296% increase), 19.8m x 19.8m x 6m high, finished in Manx stone, glazing and sedum roof, sited 39m northeast of the existing footprint on a hillside …
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The officer report recommended refusal as the proposed dwelling represented a 296% floor area increase (98.1 m² existing to 388.7 m² proposed), was relocated 39m northeast off the existing footprint, …
Housing Policy 14
Requires replacement dwellings not substantially different in siting/size (max 50% floor area increase, on existing footprint) unless improving environment via traditional character or less visual impact; exceptionally allows high-quality innovative modern design without adverse visual impact. Officer assessed 296% increase, off-footprint siting 39m northeast, greater height/prominence as failing tests; modern design lacked site-specific adaptation and duplicated another scheme, so did not qualify for exceptions despite sedum roof and claimed lower visibility.
Environment Policy 1
Protects countryside from adverse development unless overriding national need and no alternative. Assessed enlarged curtilage (69x39m vs existing) as unwarranted encroachment furthering domestic impact in countryside.
Environment Policy 2
Prioritises landscape character protection in High Landscape/Coastal Value areas unless no harm or essential location. Proposal's greater scale/massing on hillside harmed character/quality when viewed from A15.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Conservation Officer and main report found non-vernacular curved form, poor topography integration, out-of-scale massing detrimental to Maughold CA's vernacular cottage grouping.
Do not oppose has no adverse traffic management, parking or road safety implications.
