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The application site comprises a farm grouping of existing dwelling and associated agricultural buildings that is located between Union Mills and Ballamillaghyn in Braddan.
The proposed development comprises the replacement of the existing dwelling and a number of existing farm buildings with a new dwelling and use of remaining buildings for ancillary purposes.
The planning application is being considered by the Planning Committee due to the level of new floorspace proposed and the number of representations received.
The application site has been the subject of one previous planning application that could be viewed as potentially material to the assessment of the current planning application:
Planning application 08/00011/B sought planning approval for the replacement of existing dwelling and a number of existing farm buildings with a new dwelling and use of remaining buildings for ancillary purposes. However, for legal reasons relating to the land ownership this previous planning application was deemed invalid.
Braddan Parish Commissioners object to the planning application on the grounds that they consider the proposed development to be contrary to planning policy.
The Department of Transport Highways Division do not oppose the planning application. The Manx Electricity Authority expresses an interest in the planning application. The Isle of Man Fire and Rescue Service express an interest in the planning application.
A significant number of third party representations to the planning application have been received. The grounds for objection contained within these representations can be summarised as concern:
Braddan. This planning application was refused on the 30th October 2007, with an appeal against the refusal dismissed on the 10th December 2008. In respect of previous planning application 07/00625/A it should be noted that the application site and type of development proposed by that previous planning application is wholly different to that of the current planning application. As such, it is considered that outcome of previous planning application 07/00625/A carries very limited weight in the assessment of this current planning application.
In terms of land use planning the application site is located within a wider area of land that is designated as open space (agricultural) under the Isle of Man Planning Scheme (Braddan Parish District Local Plan) Order 1991 - Plan No. 2. Planning Circular 6/91, which constitutes the written statement to be read in conjunction with the local plan, contains one policy that is considered specifically material to the assessment of this current planning application. Policy 5.8 states: "Residential development in the countryside has been the subject of Planning Circulars: i) No. 1/88 (Revised) Residential Development - Houses in the Countryside ii) No. 3/88 New Agricultural Dwellings iii) No. 3/89 Renovation of Buildings in the Countryside iv) No. 8/89 Low Density Housing in Parkland v) No. 3/91 Guide to the Design of Residential Development in the Countryside. This is a separate publication in its own right. The foregoing set out in detail the policy of the Department with regard to residential development in the countryside and as such must be respected. These circulars comprise appendices nos. 1, 2, 3 and 4 to this document."
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains five policies that are considered specifically material to the assessment of this current planning application.
General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
Housing Policy 4 states: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:
Housing Policy 12 states: "The replacement of an existing dwelling in the countryside will generally be permitted unless:
Housing Policy 14 states: "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 which is not more than 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."
The planning application seeks approval for the erection of a replacement dwelling together with the use of a number of the existing buildings contained within the application site for associated ancillary purposes (garaging, general storage, etc).
The existing dwelling contained within the application site pre-dates the formal introduction of the planning system in 1934. Whilst the dwelling is currently occupied by an agricultural worker, in association to its use as a farmhouse, there are no planning restrictions that prohibit its occupation by non-agricultural workers, i.e. it is not an agriculturally tied workers dwelling. As the planning system does not control the sale and occupation of such property it cannot be taken into account as a material planning consideration in the assessment of the planning application. Furthermore, whilst the outcome of the planning application may result in the sale or transfer of the land surrounding the application (outlined in blue on drawing no. 2287/004) it has to be borne in mind that the planning system does not control the sale or transfer of land. The land surrounding the application site is currently used for agriculture, under the provision of the Town and Country Planning Act 1999 the use of land for purposes of agriculture does not constitute development. The farming of the land from elsewhere would not require planning approval and any other material change of use of the land would have to be the subject of a separate planning application. It is not the role of this current planning application to examine this issue.
Taking account of the land use designation, it is reasonable to say that the application site comprises the curtilage of an existing dwelling with a number of existing outbuildings that is located within the countryside. Under General Policy 3 (d), Housing Policy 4 (c) and Housing Policy 12 of the Isle of Man Strategic Plan 2007 there is provision under planning policy for the erection of replacement dwellings in such circumstances. The planning policy behind the specifics of a replacement dwelling is covered by Housing Policy 14 of the Isle of Man Strategic Plan 2007. It is therefore considered that the main issue to examine is the acceptability of the proposal against Housing Policy 14.
Housing Policy 14 deals specifically with the replacement of existing dwellings in the countryside. In essence this policy can be divided into four parts. Firstly, the issue of siting and size plus overall environmental improvement; secondly, the issue of traditional design; thirdly, the issue of modern and innovative design; and fourthly, the issue of existing dwellings of poor form. The first paragraph of the policy dealing with replacement dwellings that propose no more increase in floorspace and the second paragraph dealing with grounds for allowing replacement dwellings that propose more than . Based on the submitted drawings the proposed dwelling equates to an approximate increase in floorspace over that of the existing dwelling. It is therefore appropriate to assess the proposal against the second paragraph of the policy and examine whether there are sufficient grounds to allow the proposal as a excepted larger dwelling. There are two grounds under which consideration of a larger replacement dwelling may be made. Either where the proposal involves the replacement of an existing dwelling of poor form with one of more traditional character or where the proposed development would, by its design or siting, be have less visual impact.
In terms of whether the proposal replaces an existing dwelling of poor form with one of more traditional character it can be seen that the existing dwelling is of traditional form and appearance (i.e. two-storey dwelling with central door and two windows either side at ground floor and three windows at first floor on the front elevation). Although the existing dwelling is a relatively modest dwelling it cannot be said that it is of poor form. The proposal does therefore not constitute an exception against the first of the two possible grounds for considering a larger replacement dwelling.
As regards the issue of whether the proposed development would, by its design or siting, be have less visual impact it is necessary to examine the general visual impact of the existing situation. In terms of existing visibility the application site, and perhaps more importantly the buildings contained within it, are relatively hidden from public view within the immediate surrounding area, with only limited glimpse views being available. From the opposite side of the valley, such as from Lhergy Cripperty, the application site with its existing dwelling and buildings is much more visible. However, at this distance the group of buildings effectively reads as a single entity. Whilst it is difficult to determine whether the proposed dwelling would be more visible within the immediate surrounding area it is reasonable to say that the proposal increases such potential as the proposed dwelling is significantly larger and taller than the existing dwelling. At distance this increase in height is unlikely to be as noticeable but the general increase in size may be. In any event it is concluded that the siting and design of the proposed dwelling does not result in less visual impact. The proposal does therefore not constitute an exception against the second of the two possible grounds for considering a larger replacement dwelling.
Setting aside the above there remain a number of other issues to examine, such as the impact on private residential amenity, the impact on highway safety, and the acceptability of the use of remaining buildings for ancillary purposes. In terms of impact on private residential amenity it is concluded that due to its separation from the nearest residential property the proposal does not cause undue harm. As regards the impact on highway safety the proposed amendments to the access onto the public highway meet the standards set out by the Department of Transport Highways Division. The use of the various outbuildings for ancillary purposes is generally acceptable, as these buildings are in existence and reasonably well related to the residential dwelling. It could be said that the degree of alterations proposed by their use (i.e. partial demolition of non-traditional and unattractive elements) aids to tidy the appearance of the application site.
In conclusion, having had regard to the above there is insufficient grounds on which to allow the proposed development as a larger replacement dwelling in the countryside under the provisions of Housing Policy 14 of the Isle of Man Strategic Plan 2007. It is therefore recommended that the planning application be refused.
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
Braddan Parish Commissioners (statutory consultee); and The Department of Transport Highways Division (statutory consultee). It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Manx Electricity Authority (non material planning issues); The owners and/or occupants of Oakbank, Strang Road, Union Mills (C W \& J D Gawne) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 33 Ballaquark, Douglas (Mr G Clark) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Ardine, Strang Road, Union Mills (Mr \& Mrs Crellin) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Tymescot, Strang Road, Union Mills (Mr \& Mrs Bennett) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Highfield, 17 Ballamillaghyn, Mount Rule (Mr \& Mrs Corlett) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Twoways, 1 Cronk Road, Union Mills (Mr Peter L Cain) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Ash House, 5 Camiork House, Strang (Mr \& Mrs Collier) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Ca'd'Zan, 5 The Downs, Union Mills (Mr John Quaye)
(no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Groves Cottage, Trollaby Lane, Union Mills (Mr & Mrs Wannenburgh) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Greendale, The Downs, Union Mills (Mr & Mrs Irving) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Thie Ooylagh, Strang Road, Union Mills (F Murphy) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 13 Cronk Drive, Union Mills (T P Kissack) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Forest Lodge, Strang Road, Union Mills (Mrs A & Mr R Dennett) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Glen Haven, Strang Road, Union Mills (Mr Peter Norris) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Ravensdale, Strang Road, Union Mills (Mr & Mrs Slinn) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Lynwood, Strang Road, Union Mills (Mr Richard Kennett) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of The Sycamores, Strang Road, Union Mills (Mrs Joyce Bruce) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 15 Ballamillaghyn Estate, Mount Rule (Mr & Mrs White) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 4 Cronk Road, Union Mills (Mr Boyde) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Riverside House, Main Road, Union Mills (B Woods) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 1 River Court, Strang Road, Union Mills (Ms J Eagleson) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Marygate, Trollaby Lane, Union Mills (D & C Morris) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 3 River Court, Union Mills (Mr H Crossley) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Sedbergh, Strang Road, Union Mills (Mr M Downey & Miss D Stafford) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Haven, Strang Road, Union Mills (Mrs P A Gelling) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Flat 4, The Downs, Union Mills (Mrs J A Day) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Southwinds, Trollaby Lane, Union Mills (Mr & Mrs Bennett) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Highdere, Lhergy Cripperty, Union Mills (Mrs L Cookson) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 1 Ballamillaghyn Estate, Mount Rule (M Cubbon) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 5 Ballamillaghyn Estate, Mount Rule (Mr David Joughin) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 8 Ballamillaghyn Estate, Mount Rule (C Knivetan) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 11 Ballamillaghyn Estate, Mount Rule (K & N Nippress) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Ballamillaghyn Estate, Mount Rule (S Dainton & T Binnie) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 15 Ballamillaghyn Estate, Mount Rule (T B & P M White) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 16 Ballamillaghyn Estate, Mount Rule (Mr & Mrs Beasley) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 17 Ballamillaghyn Estate, Mount Rule (B M & J C Corlett) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 22 Ballamillaghyn Estate, Mount Rule (S & R Hynes) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Ballamillaghyn Estate, Mount Rule (Mr & Mrs Davies) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 23 Ballamillaghyn Estate, Mount Rule (Owners/occupants unknown)
(no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 29 Ballamillaghyn Estate, Mount Rule (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 2 Ballamillaghyn Estate, Mount Rule (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 26 Ballamillaghyn Estate, Mount Rule (K & C Wells) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 18 Ballamillaghyn Estate, Mount Rule (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of West Lea, Mount Rule Road, Strang (O & P Wright) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Orchard House, Mount Rule Road, Strang (P & S Robinson) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Aughton Leigh, Mount Rule Road, Strang (V Prentice) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 2 Camlork Close, Strang (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Meadow House, 4 Camlork Close, Strang (D & P Stephens) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Ash House, 5 Camlork Close, Strang (G & S Collier) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 7 Camlork Close, Strang (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 6 Camlork Close, Strang (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 2 Station Road, Peel (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of East Lodge, Union Mills (C D Lyon) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Riversdale, Main Road, Union Mills (M & R Keill) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Marygate, 3 Trollaby Lane, Union Mills (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Fraggle Rock, Trollaby Lane, Union Mills (Mr T MacKay) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Shearwaters, Trollaby Lane, Union Mills (Ms Ann Salmon) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 4 Ballamillaghyn Estate, Mount Rule (Mr Rob Flyn) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 10 Ballamillaghyn Estate, Mount Rule (G P & T K Wilson) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Thie Ooylagh, Strang Road, Union Mills (F Murphy & K Clark) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Ardine, Strang Road, Union Mills (K & H J Crellin) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Glentraugh, Strang Road, Union Mills (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Clovelly, Strang Road, Union Mills (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Oakbank, Strang Road, Union Mills (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Thie Cronk, Strang Road, Union Mills (D & I Allsey) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Garth Mount, Strang Hill, Strang (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Land View, Strang Hill, Strang (D Wilson & A Cashen) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Thumper Cottage, Strang Hill, Strang (P Smith) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 4 River Court, Strand Road, Union Mills (L Millward) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 1 River Court, Strang Road, Union Mills (Owners/occupants unknown)
(no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Anglers Walk, Strang Road, Union Mills (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Forest Lodge, Strang Road, Union Mills (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Riversdale, Strang Road, Union Mills (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Tudor Lodge, 1 Camlork Place, Union Mills (J E & E A Hall) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 2 Camlork Place, Union Mills, Isle of Man (A & J Oates) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Croit Bane, Lhergy Cripperty, Union Mills (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Laburnum Lodge, Strang Road, Union Mills (Mr Mervin Stokes) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Cherry Tree Lodge, Strang Road, Union Mills (Ms Ann Bromley) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Angel Falls, Strang Road, Union Mills (D & D Lowe) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Lauderdale, Strang Road, Union Mills (M & K Lightfoot) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Holmcrest, Strang Road, Union Mills (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Ferndene, Strang Road, Union Mills (F & L Buckley) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Thie Ny Ushtey, Strang Road, Union Mills (E Young & R M Young) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Tymescot, Strang Road, Union Mills (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Avondale, Strang Road, Union Mills (P E & E A Maggs) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Lynwood, Strang Road, Union Mills (R & P Kennett) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of The Sycamores, Strang Road, Union Mills (A & J Bruce) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Hillside, Strang Road, Union Mills (P O'Shea & C Barwell) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Sedbergh, Strang Road, Union Mills (M Downey & D Stafford) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Cummal Veg, Strang Road, Union Mills (P & P Davy) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Low Wood, Strang Road, Union Mills (Mr R Cuthbert) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Troutbeck, Strang Road, Union Mills (K & T Beecroft) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Glenburn, Strang Road (P & M Wolter) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 2 River Court, Strang Road, Union Mills (Mr A Cushnarhan) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 3 River Court, Strang, Union Mills (Mr H Crossley) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 9 Cronk Drive, Union Mills (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 10 Cronk Drive, Union Mills (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 11 Cronk Drive, Union Mills (M Salt) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 12 Cronk Drive, Union Mills (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 13 Cronk Drive, Union Mills (P & E Kissack) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 15 Cronk Drive, Union Mills (Mr & Mrs Webb)
(no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 16 Cronk Drive, Union Mills (Mr & Mrs O'Rourke) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 17 Cronk Drive, Union Mills (Ms Kerry Farrell) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 19 Cronk Drive, Union Mills (Mrs J Quine) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Lorrha, Lhergy Cripperty, Union Mills (Mr S Shea) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Rivendell, Lhergy Cripperty, Union Mills (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Creg-Dy-Shee, The Downs, Union Mills (Mr K Dean) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Greendale, The Downs, Union Mills (A & J Irving) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Lossan, 3 The Downs, Union Mills (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of North Point, The Downs, Union Mills (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 5 The Downs, Union Mills (Mr John Quaye) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Sunny Mount, Cronk Road, Union Mills (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Ballamillaghyn, Mount Rule (Tri - Star Operations) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 4 Cronk Road, Union Mills (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 7 Cronk Road, Union Mills (L & J Cookson) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Newlands, Cronk Lang, Cronk Road, Union Mills (G & S Kieswetter) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Brambley Cottage, Cronk Road, Union Mills (D Maddrell) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Wychwood, Cronk Road, Union Mills (F Higgins) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Abbotsleigh, Strang Road, Union Mills (L Fletcher) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Glen Haven, Strang Road, Union Mills (Mr & Mrs Norris) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of The Willows, Glenhill, Union Mills (Ms C Morgan) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of The Railway Inn, Main Road, Union Mills (Mr Ray Corkhill) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of 13 Ballamillaghyn, Mount Rule, Braddan (Mr M McKnight) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Ashmawr, Mount Rule Road, Strang (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Ravensdale, Strang Road, Union Mills (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of South Winds, Trollaby Lane, Union Mills (Owners/occupants unknown) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Groves Cottage, Trollaby Lane, Union Mills C Wannenburgh) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Dhoouale, Union Mills (H Toontas) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Riverside House, Main Road, Union Mills (B Woods) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Skyrwyllin, Main Road, Union Mills (Mrs Helen Kaneen) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Boaldwyn, Main Road, Union Mills (Miss Charlotte Quirk) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Albany, Burnside Terrace, Main Road, Union Mills (D A & D M Jamieson)
(no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Parella, Maitland Terrace, Main Road, Union Mills (D Billington) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Ashleigh, Burnside Terrace, Main Road, Union Mills (E R Bregann) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Orrisdale, Maitland Terrace, Main Road, Union Mills (C Kaneen) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Colden, Burnside Terrace, Main Road, Union Mills (N R Taylor) (no known adjoining land ownership and too distance from application site to be materially affected); The owners and/or occupants of Brookvale House, Main Road, Union Mills (S Crerand) (no known adjoining land ownership and too distance from application site to be materially affected); and Save Camlork Committee (c/o Ravensdale, Strang Road, Union Mills) (no known adjoining land ownership and non-statutorily recognised organisation).
Recommended Decision: Refused Date of Recommendation:
N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals R 1 . As the planning application proposes a replacement dwelling with a greater than increase in floorspace the proposal will only accord with Housing Policy 14 of the Isle of Man Strategic Plan 2007 where this involves i) the replacement of an existing dwelling of poor form with one of more traditional character; or ii) where, by its design or siting, there would be less visual impact. In this instance, in terms of i) the proposal does not represent the replacement of an existing dwelling of poor form with one of more traditional character; and in respect of ii) the increase size of the replacement dwelling does not, by its design or siting, have less visual impact than the existing situation. As such, the proposal is detrimental to the protection of the countryside from unwarranted development and contrary to the provisions of General Policy 3, Housing Policy 4 and Housing Policy 14 of the Isle of Man Strategic Plan 2007.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : Committee Meeting Date :
Signed : Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
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