4 November 2008 · Acting Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Settlers Hollow, King Edward Road, Onchan, Isle Of Man, IM3 2jp
The application sought approval in principle to demolish the existing detached dwelling and replace it with a new private residence on a 2.25 acre site adjacent to Groudle Glen Cottages. The site is in a rural area designated as open space, private woodland, and of ecological interest under the Onchan Local Plan.
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The officer concluded that the principle of replacing the existing dwelling is acceptable as the site contains a dwelling with clear habitable status, making it a permissible exception to the general …
Policy O/RES/P/22 (Onchan Local Plan)
Restricts new dwellings outside residential areas, especially in rural countryside of high landscape value. Officer noted this aligns with superseded Planning Circular 1/88, now covered by Strategic Plan housing policies allowing replacement dwellings.
Policy O/NC/P/2
Presumption against development adversely impacting ecological interest areas. Assessed as acceptable since replacement would have similar impact to existing dwelling.
General Policy 3
Prohibits development outside zoned areas except for specified exceptions including replacement of existing rural dwellings (Housing Policies 12-14). Existing habitable dwelling qualifies as exception.
Housing Policy 4
New housing in countryside only in exceptional cases including replacement dwellings (Policies 12-14). Principle accepted due to habitable status.
Housing Policy 12
Permits replacement unless abandoned or of historic interest capable of renovation. Existing dwelling has habitable status based on structural condition and use.
Housing Policy 14
Governs scale, siting, size, and design of replacements; allows larger dwellings if resulting in environmental improvement or less visual impact. Reserved for future reserved matters assessment; indicative plans show larger dwelling (473m² vs existing 137m²) to be justified then.
Time limit and reserved matters requirement
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
Approved site extent
This approval in principle relates to the application site defined by the red line on drawing no. Loc(02) date stamped the 11th July 2008.
No approval of indicative drawings; matters reserved
No approval is granted nor should be conferred by this approval in principle for the development shown on drawing no.s GE/(01), GE:(02), Loc(02) and SN/(01) date stamped the 11th July 2008. The matters of scale, form, massing and position of any replacement dwelling are reserved and shall be assessed against the provisions of Housing Policy 14 of the Isle of Man Strategic Plan 2007.
Approved for planning purposes only
