27 November 2023 · Head of Development Management (Stephen Butler)
2 Knocksharry Cottages, Ramsey Road, Knocksharry, Peel, Isle Of Man, IM5 2af
The proposal involves erecting a square-topped front porch at the main door and a single-storey side extension with a pitched roof matching the existing house at the front, transitioning to a flat roof at the rear with a canopy over French doors; external finishes would match the existing property.
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The officer concluded that the proposed development respects the scale, form, and design of the existing property, with the amended design ensuring it appears subordinate when viewed from the road.
Housing Policy 15
Restricts extensions to traditional style properties in the countryside unless they respect the proportion, form and appearance of the existing property, generally less than 50% of the existing building. The officer assessed the proposal as compliant, noting the extension respects scale, proportion and form from the front, adds 32% floor area (under 50%), and is subordinate overall despite some design compromises like the flat roof.
Strategic Policy 4
Seeks to protect or enhance the fabric and setting of Ancient Monuments and sites of archaeological interest. The adjacent ancient monument was considered, but Manx National Heritage confirmed no investigation needed due to historic ground disturbances, finding no undue impact.
Environment Policy 40
Precludes development that would damage, disturb or detract from an important archaeological site or Ancient Monument or its setting. Assessed alongside ENV41; proposal accepted as it would not unduly impact archaeological features per consultee advice.
Environment Policy 41
Sets out that archaeological evaluations will be required prior to determination of proposals affecting sites of known or potential archaeological significance, with possible conditions for excavations/recording. No evaluation required here as per Manx National Heritage; no conditions imposed.
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.
Residential use only
The extension hereby approved shall not be occupied at any time other than in association with the residential use of the dwelling at 2 Knocksharry Cottages as identified on the approved plans and shall not be occupied as an independent dwelling unit. Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.
no significant negative impact upon highway safety, network functionality and/or parking, as there is parking available in front of the property and along the side road
Given the location of the adjacent monument to the site, historic alterations to ground levels and other historic disturbance, the current proposal does not merit an archaeological investigation
Highway Services HDC has no interest (NHI) or explicitly no significant negative highway impact for application 23/00928/B, and Manx National Heritage (MNH) confirms no archaeological impact requiring intervention.
Highway Services HDC
No Objection23/00928/B – NHI; Highway Services HDC has no interest (NHI) in:
Highway Services HDC
No Objection23/00928/B - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking, as there is parking available in front of the property and along the side road.
Manx National Heritage
No ObjectionI had looked at this application earlier today and deemed it unnecessary to raise a flag.; In my professional opinion, the site of the current development does not merit a similar intervention, by virtue of its distance - more than 60m from the site of the monument - and the disturbance that has previously taken place on the site.; When inspecting the excavations undertaken for the development I also noted that the ground levels in this area at No 2 appeared possibly to have been altered historically; this would further reduce its potential to retain any archaeological remains.
