16 March 2020 · Committee
Hillside Cottage, Ballaoates Road, Castleward, Douglas, Isle Of Man, IM4 5ej
The proposal involves demolishing the existing Hillside Cottage and replacing it with a new dwelling, along with associated curtilage and a vehicular access, at a rural location in Braddan on the Isle of Man. The scheme raised concerns under Housing Policy 12, which governs the principle of demolishing and replacing dwellings, and Housing Policy 14, which sets a generally permitted threshold of 50% for replacement dwelling size — a threshold this proposal exceeds. Despite these policy tensions, the Planning Committee weighed the overall balance of the scheme and found it acceptable. The committee concluded that the development would deliver environmental benefits and that the replacement dwelling is modest in scale and sympathetic to the surrounding countryside setting.
The Planning Committee approved the application on balance. Although the proposal was potentially contrary to policies on demolition-and-replacement dwellings and the permitted size threshold, the committee judged that the environmental benefits of the scheme and its modest, landscape-sympathetic design outweighed those concerns.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
Prior to the commencement of any development a Topography survey plan to demonstrate the 2.4m x 75m visibility splays can be adequately achieved and maintained and shows which existing sections of Hawthorne hedge are to be retained and those to be repositioned shall all be submitted to and approved by the Department. This approved plan is required to be fully adhered to and the 2.4m x 75m visibility splays in both directions shall be provided prior to the occupation of the dwelling hereby approved and retained as such thereafter.
Condition 3
No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting (including Rowan/Hawthorn planting to roadside boundary in conjunction with details for Condition 2) showing, type, size and position of each. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted.
Condition 4
The roof of the dwelling hereby approved shall be finished in a natural grey slate.
Condition 5
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 extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Condition 6
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Condition 7
Prior to the commencement of any works an Energy Statement shall be submitted and approved in writing by the Department (planning) which demonstrates the new dwelling has a Standard Assessment Procedure (SAP) rating of at least 90 (or similar rating system) can been achieved.
