**Document:** Officer Planning Report **Application:** 09/01021/B — Erection of a replacement dwelling **Decision:** Refused **Decision Date:** 2010-04-20 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/63401-sulby-sulby-glen-replacement-dwelling/documents/1381053 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations [Table omitted in markdown export] ### Consultations [Table omitted in markdown export] Access drive arrangements which will permit a motor car to turn around within the site so that a vehicle can emerge from the site in a forward gear are not demonstrated. Two off street parking spaces to be provided for this proposal. Consultee : Lezayre Parish Commissioners Notes : No objection Consultee : Director of Environmental Health Notes : see comments. ## Officer's Report ### The Site The site represents the residential curtilage of Hill View, Sulby Glen, Sulby, which is a two-storey detached property located on the eastern side of Sulby Glen Road and south of the Sulby Crossroads. ### Planning Status The application site is within an area recognised as being an area of 'White Land', under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; but is within an area zoned as High Landscape or Coastal Value and Scenic Significance. - Isle of Man Strategic Plan 20th June 2007 - Isle of Man Development Plan Order 1982 - Planning Circular 3/91 - Guide To The Design Of Residential Development In The Countryside Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application: ### "Housing **Policy 14:** Where a replacement dwelling is permitted, it must not be substantially different to the existing in terms of siting and size, unless changes of siting or size would result in an overall environmental improvement; the new building should therefore generally be sited on the "footprint" of the existing, and should have a floor area(1), which is not more than 50% greater than that of the original building (floor areas should be measured externally and should not include attic space or outbuildings). Generally, the design of the new building should be in accordance with Policies 2-7 of the present Planning Circular 3/91, (which will be revised and issued as a Planning Policy Statement). Exceptionally, permission may be granted for buildings of innovative, modern design where this is of high quality and would not result in adverse visual impact; designs should incorporate the re-use of such stone and slate as are still in place on the site, and in general, new fabric should be finished to match the materials of the original building. Consideration may be given to proposals which result in a larger dwelling where this involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design or siting, there would be less visual impact." ### "Environment **Policy 2:** The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: - (a) the development would not harm the character and quality of the landscape; or - (b) the location for the development is essential." ### Planning History There are no previous planning applications which are considered relevant in the assessment and determination of this application. 19 April 2010 09/01021/B --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/63401-sulby-sulby-glen-replacement-dwelling/documents/1381053*