30 July 2018 · Planning Committee
Cronk Aust, Andreas Road, Aust, Ramsey, Isle Of Man, IM7 4ef
The proposal involved erecting a smaller single storey extension (4.4m width, 5.8m depth, 4.6m height) to the eastern elevation for a living room, and a larger single storey extension (4.4m width, 6.7m depth, 5.7m height) attached to the western garage, converting the garage into ancillary accommodation with two bedroo…
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The officer assessed the extensions' siting, scale, massing, form and size (29% increase) as acceptable under Housing Policy 15, respecting the proportion, form and appearance of the traditional count…
Strategic Policy 2 - Priority for new development to identified towns and villages
Restricts new development to towns/villages or sustainable extensions, permitting countryside development only in exceptional circumstances. The site is in countryside; extensions assessed as ancillary to existing dwelling rather than new development, but proposal considered contrary to policy.
Spatial Policy 5
Requires new development to positively contribute to the environment. Single storey extensions' design, scale and materials assessed as respecting the traditional farmhouse, making positive contribution despite countryside location.
Strategic Policy 10
Promotes integrated transport minimising car journeys, ensuring highway safety. Highway Services had no objection; access via private lane assessed as adequate.
Strategic Policy 4
Maintains village character with development of appropriate scale for local needs. Site outside defined settlements; proposal contrary but approved exceptionally as householder extension.
Strategic Policy 5
Locates new development in settlements, countryside only per General Policy 3. Extensions to existing rural dwelling assessed under housing policies rather than new build.
General Policy 3
Permits countryside development only in listed exceptions like agricultural housing or replacements. Not directly applicable to extensions, but used to justify restrictions on ancillary use to avoid new dwelling creation.
Environment Policy 1
Protects countryside from adverse development unless overriding need. Single storey extensions not considered to adversely affect countryside character.
Housing Policy 4
New housing primarily in settlements, countryside only exceptionally. Garage conversion risk of new unit assessed against this; amendments and conditions ensured ancillary status.
Transport Policy 4
Highways must accommodate development traffic safely. No issues raised by Highway Services.
Transport Policy 7
Requires parking per standards. Assumed compliant as no concerns noted.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
No forward enclosures
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 fences, gates, walls or other means of enclosure shall be erected or placed within the curtilage of any dwelling house forward of any wall of that dwelling house which fronts onto a highway. Reason: To control development in the interests of the amenities of the surrounding area and to ensure proper control of the development and to avoid any future undesirable fragmentation of the dwelling/curtilage.
Ancillary use only
The additional accommodation (conversion of existing garage & northwest extension) hereby approved shall not be occupied at any time other than for purposes incidental to the residential use of the main dwelling house Cronk Mooar; and shall not be occupied as an independent dwelling unit or for any commercial uses. Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the dwelling/curtilage.
Internal door required
Prior to the occupation of the additional accommodation (conversion of existing garage & northwest extension) the ground floor internal door from the new living room through the northwest gable wall of the main dwelling house as shown on drawing SM17/432/3 REV B, is required to be completed and retained as an internal access way thereafter. Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the dwelling/curtilage and the application has been considered acceptable on the basis of this doorway being undertaken and retained. Failure to do so will invalidate the planning approval hereby given.
Internal layout retention
The internal layout of the additional accommodation (conversion of existing garage & northwest extension) as shown on drawing SM17/432/3 REV B, is required to be completed and retained as such. Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the dwelling/curtilage and the application has been considered acceptable on the basis of this doorway being undertaken and retained. Failure to do so will invalidate the planning approval hereby given.
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.
do not oppose
no objection to the proposal
Highway Services has no objection subject to two specific planning conditions related to access and parking. Lezayre Parish Commissioners approved the application in their initial response and had no further comments on amended plans.
Highway Services Division
Conditional No ObjectionHighway Services previously advised that there was no highway objection to the application on 15/8/17 subject to the following planning conditions; The applicant has subsequently submitted additional information which does not change this highway position.; Highway Services does not oppose the application subject to the 2 planning conditions described above.; Recommendation: DNOC
Conditions requested: Prior to any construction the access shown on Kelly Lewthwaite drawing no HLK/17/0109 3 dated June 2017 shall be constructed and maintained thereafter. Reason: In the interest of highway safety.; Prior to the occupation of any dwelling the garages, car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter. Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.
Lezayre Parish Commissioners
No Comment18/00037/B – Cronk Mooar Aust Lezayre – Erection of two single storey extensions to existing dwellings – Amended plans received. No further comments.
Lezayre Parish Commissioners
Support18/00037/B – Cronk Mooar Aust Lezayre – Erection of two single storey extensions to existing dwellings – Approved 3-2 majority.
Department of Infrastructure (DOI) Highways Division
No ObjectionHighway Services Comment made: No Highways Interest; NHI on 12-2-18
