19 June 2023 · Delegated - Principal Planner (Jason Singleton)
Cooil Ny Cronk, Ballure, Ramsey, Isle Of Man, IM7 1ad
The proposal involves replacing the existing altered and damp-affected dwelling with a new traditional Manx farmhouse design, including re-introduction of sliding sash windows, a two-storey rear outrigger extension (7m depth, 6.7m width), and a front car port attached to the dwelling and retaining wall.
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The officer accepted the principle of a one-for-one replacement dwelling as an exception to countryside development restrictions under General Policy 3 and Housing Policy 4, confirming the existing bu…
General Policy 2
Requires development to respect site surroundings in terms of siting, layout, scale, form, design and character of surrounding landscape. Officer assessed the proposal complies as it replicates existing form with traditional improvements, screened from public views.
Environment Policy 1
Protects countryside from development unless overriding need; countryside defined as land outside settlements. Proposal accepted as one-for-one replacement exception, not adversely affecting countryside.
Environment Policy 2
Protects Areas of High Landscape or Coastal Value; development permitted if no harm to character. In High Landscape Value area, proposal found not to harm due to screening and traditional design sitting well in setting.
Housing Policy 12
Permits replacement unless abandoned or of historic interest capable of renovation. Existing dwelling not abandoned despite poor condition (damp, defective joists); lacks historic interest due to alterations; demolition acceptable.
Housing Policy 14
Replacement must not be substantially different in siting/size unless environmental improvement; max 50% larger floor area. Exceeds at 75% but justified by more traditional character, reduced visual impact via screening, and prior approval of similar rear extension.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
No further extensions
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. Reason: To control development in the interests of the amenities of the surrounding area.
no significant negative impact upon highway safety, network functionality and/or parking
size, scope and style of the proposed dwelling was being retained... no objections... recommend approval
no evidence of bats
Highway Services, DEFA Ecosystem Policy Officer, Garff Commissioners, and DOI Highways Drainage provided responses on application 23/00496/B, with all indicating no objections but raising minor advisory points on bats, cycle parking, EV charging, and drainage compliance.
Key concern: potential for roosting bats within the property
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; The Applicant is advised to consider installing cycle parking and an electric vehicle charging point to aid Active Travel and net zero objectives.
DEFA Ecosystem Policy Officer
The photograph of the existing north-west elevation shows what looks like potential gaps under the ridge tiles; We are trying to assess the potential for roosting bats within the property.
Conditions requested: Please can the applicant be requested to send in more photos of the roof
Garff Commissioners
No ObjectionMembers noted that the size, scope and style of the proposed dwelling was being retained.; They had no objections to the 1.5m variation in the footprint and recommend approval of the application.
DOI Highways Drainage
No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.
Conditions requested: The applicant should be aware of and comply with the above clauses
