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.
Highways Division raised no objection due to no adverse traffic implications, while Maughold Parish Commissioners and local residents Ian & Elizabeth Bleasdale objected citing design issues, location outside footprint, un-zoned land, and impact on conservation area.
Key concern: proposal is completely off the current footprint, on un-zoned land, and out of character in conservation area
Highways Division
No ObjectionDo not oppose has no adverse traffic management, parking or road safety implications
Maughold Parish Commissioners
ObjectionThe Commission objects to these proposals on several grounds; particularly that the proposal is completely off the current footprint, is on land un-zoned for development and is out of character in this conservation area.
Ian & Elizabeth Bleasdale
ObjectionIT IS NOT IN DREEMSKERRY; how can it's demolition be controlled or achieved?; This then, becomes clearly a new dwelling in the countryside (and in a Conservation Area, incidentally.); The design is a transplant from that submitted last week for Kafue Cottage, Sulby (11/00458/B); Were it to be substantially dug-in it might (perhaps) be acceptable but as submitted it will have an unfortunate resemblance to a bent, Nisson Hut or a one-sided Dutch Barn
