12 February 2009 · Acting Senior Planning Officer under delegated authority per Article 3(13) of Town and Country (Development Procedure) Order 2005
Phoenix, Ballacorey Road, Bride, Isle Of Man, IM7 4aw
The proposal involved demolishing a storage building (previously approved for change of use to residential under 07/01802/C) and replacing it with a new two-storey dwelling of 12m width, 6.7m depth, 7.8m ridge height, finished in white painted roughcast render, dark natural slate roof and Manx stone porch.
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The officer acknowledged the proposal is technically new residential development in open countryside, contrary to the Strategic Plan, but treated the prior approval (07/01802/C) for change of use to r…
Draft Isle of Man Strategic Plan (Housing Policy 14)
Requires replacement dwellings not substantially different in siting/size (max 50% floor area increase unless environmental improvement via traditional design/siting with less visual impact). Not directly applicable (no implemented dwelling) but used as framework; officer justified 147% increase as replacing 'poor form' building with traditional design sited on footprint, improving landscape/locality.
General Policy 3
Restricts development outside zoned areas except specific cases like redundant buildings where redevelopment improves landscape. Prior 07/01802/C complied via (c) as renovation/replacement improves site/landscape; current proposal assessed via fallback residential status.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the erection of a replacement dwelling as proposed in the submitted documents and drawings 01, 02 and 100 REV D all received on 29th August and 10th September 2008.
Materials - roof
The roof(s) must be finished in dark natural slate.
Access and parking
Prior to the occupation of the dwelling, the access onto the Ballacorey Road is to be completed to the required standard of the Department of Transport Highway Division and the hardstanding to the front of the dwelling is to be completed to allow the required parking provisions to be used.
Landscaping scheme
Construction of the approved dwelling shall not commence until full details of a landscaping scheme along the western boundary to prevent any overlooking over the neighbouring property Ballachrink Croft from the conservatory windows have been submitted to and approved in writing by the planning authority. These works shall be carried out as approved. All planting shall be carried out in accordance the approved details in the first planting and seeding seasons following that first occupation. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation.
no objection
no objection to access or traffic impact
no objection raised
Multiple public objections from neighbouring landowner R.J. Morris and his planning consultant Kaz Ryzner to the replacement dwelling proposal on grounds it constitutes a new dwelling in the countryside contrary to the Strategic Plan; one positive comment from Andrew Jessopp; no statutory consultee responses.
Key concern: Proposals constitute new dwelling in countryside outside zoned areas, not replacement dwelling, contrary to General Policy 3 of Strategic Plan
Kaz Ryzner Associates
Objectionthe proposals do not represent a replacement dwelling. Consequently the proposals would need to be assessed under General Policy 3 of the Strategic Plan; PA. 08/01700/B should be refused on the grounds that the proposals do not comply with the relevant policies in the adopted Strategic Plan; propose a new dwelling in an area not zoned for development contrary to those policies in the Strategic Plan
R J Morris
ObjectionNo new dwelling should be allowed to replace a storage building that was granted residential use only on the 13/02/08; this constitutes a new dwelling in the countryside replacing a storeroom, hence contravenes the Strategic Plan; It was made clear "no future application for residential use of the proposed store will be entertained by the committee"
R J Morris
ObjectionMay I request that the planning committee keep with the same decision as the committee in 1986 and refuse the application
Andrew Jessopp
No Objection08/01700/B Erection of a replacement dwelling (comprising amendments to PA 08/1034B), Phoenix Ballacorey Road BRIDE I still have no objection.
Bride Parish Commissioners
ObjectionThe Commissioners therefore strongly object to this Planning Application.
