7 April 2022 · Head of Development Management (Stephen Butler)
Harmony View, Hill Park, Ballakillowey, Colby, Isle Of Man, IM9 4bf
The proposal involves building a detached two-storey dwelling with a footprint of 7m x 11m and ridge height of 7.5m, designed to resemble a traditional Manx cottage using smooth painted render, natural stone cladding, vertical timber or composite cladding, and dark grey artificial slate roof.
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The principle of a new dwelling is acceptable as established by previous approvals on the site. The proposal's design is 'by far the most reflective and respective of a traditional Manx cottage', with…
Landscape character area - Port Erin and Port St Mary
Requires maintaining and enhancing local built vernacular, nucleated settlements, field pattern, and semi-upland character with key views. The officer assessed the proposal's traditional Manx cottage design, reduced scale/massing, and materials as offering acceptable visual impact in this semi-rural context on the edge of countryside.
Strategic Policy 3 - To respect the character of our towns and villages
Requires proposals to have regard to use of local materials and character in design. Officer found the stone, render, slate, and integrated stacks intensify traditional appearance, making positive contribution to character.
Spatial Policy 5
Requires new development to make positive contribution to Island's environment. Proposal's sensitive contemporary-traditional balance deemed in-keeping with streetscene and rural area.
General Policy 2
Sets general standards for development including design, scale, character (b, c, g). Applied to visual/amenity impacts; proposal's reduced size, window placements, and boundary treatments meet tests for acceptable impact.
Environment Policy 42 - character and need to adhere to local distinctiveness
Requires development in existing settlements to respect particular character and identity. Officer noted enhanced design beyond 2019 approval respects traditional cottages nearby.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Tree and hedge protection
Prior to the commencement of development on site including any clearance works, details for the method of protecting the existing trees and hedging on site shall be submitted to and approved in writing by the Department. All works must be carried out in accordance with the agreed details and the method of protection only removed on completion of the development works. Reason: in the interest of visual amenity and landscape setting.
Materials approval
Prior to the occupation of the dwelling hereby approved a detailed schedule of the stone and timber or composite vertical cladding materials shall be submitted to and approved in writing by the Department. The works shall be carried out in full accordance with the cladding details agreed and retained as such thereafter. Reason: In the interest of visual amenity.
Landscaping scheme
Prior to the occupation of the dwelling hereby approved a hard and soft landscaping scheme shall submitted to and approved in writing by the Department. Such a scheme shall include details of all driveway surfaces, new walls, fences, Manx banks, trees, hedgerows and any other planting and boundary treatments and shall also include a planting specification [numbers, density, size, species and positions of all new trees and shrubs] and a programme of implementation. The works shall be carried out within the first planting season following the occupation of the development and in accordance with the programme agreed in writing with the Department and retained thereafter. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced with the same species within the next planting season unless otherwise approved in writing by the Department and retained thereafter. Reason: To ensure the provision of an appropriate landscape setting to the development in the interest of visual amenity and ecology, and in the interest of highway safety in respect of driveway finishes.
Access, parking and turning
Prior to the occupation of the dwelling hereby approved the access, parking and turning areas must be provided in accordance with the approved plans. Such areas shall not be used for any purpose other than for access and the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Visibility splays
Prior to the occupation of the dwelling hereby approved the visibility splays shall be constructed in full accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1.05m in height above adjoining carriageway level. Reason: In the interests of highway safety.
No future extensions or garages
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no development shall be undertaken in accordance with any of the following Classes of Schedule 1 of the Order at any time: Class 14 Extension of dwellinghouse; Class 17 Private garages and car ports. Reason: To control development in the interests of the visual and neighbouring amenities of the surrounding area.
in support as long as the ridge height complied with appropriate guidance and law
Do Not Oppose Subject To Condition - visibility splays acceptable, sufficient parking/turning, no significant road safety issues subject to conditions on access, driveway width 3.4m, gate setback 5m, bound surface first 5m, etc.
Highways Development Control raised no opposition subject to specific conditions on access, visibility, and parking. Arbory and Rushen Parish Commissioners generally supported the proposal but expressed concerns about ridge height provided it complies with guidance.
Key concern: ridge height
Department of Infrastructure Highways Development Control
Conditional No ObjectionThe proposal does not give rise to significant road safety or network functionality issues. Accordingly, no opposition is raised subject to conditions; Recommendation: DNOC
Conditions requested: access, visibility splays and external parking and turning to conform to Drawing No: JH-21-11 Rev A; garage to Drawing No: JH-21-12 Rev A; Access to have a consolidated and bound surface for at least the first 5m from edge of carriageway; Gates to be set back 5m and open inwards; Driveway width of 3.4m
Arbory and Rushen Parish Commissioners
SupportThe Board was generally supportive of proposal 22/00077/B but had some concerns in relation to the ridge height. Provided this complied with the appropriate guidance and law the Commissioners would be content with the proposal.
