9 March 2018 · Delegated - Head of Development Management (Stephen Butler)
Cronk Ny Killey, Jalloo, Dreemskerry, Ramsey, Isle Of Man, IM7 1ax
The site is a traditional single-storey Manx cottage within the Maughold Conservation Area, with non-traditional extensions, located in an Area of High Landscape or Coastal Value. The proposal seeks to extend the implementation period of a prior approval for a larger single-storey replacement dwelling (215m² floor area…
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The application solely varies the time limit condition of prior approval PA 13/91300/B, adding four years, with the principal issue being whether any material planning changes (e.g.
Strategic Policy 1
Requires optimising use of previously developed land and efficient site use. The replacement dwelling reuses the existing residential site, improving upon the dilapidated structure without extending into open countryside beyond prior approval.
Strategic Policy 2 - Priority for new development to identified towns and villages
Limits countryside development to exceptional cases. Permitted as replacement dwelling under exceptions in linked policies.
Spatial Policy 5
Restricts countryside development per General Policy 3 exceptions. Replacement dwellings qualify under GP3(d).
General Policy 3
Permits countryside development for replacement of existing rural dwellings. Site qualifies as the existing cottage has not been abandoned.
Environment Policy 1
Protects countryside unless overriding need. Proposal accepted as replacement improving environmental impact.
Environment Policy 2
Protects Areas of High Landscape Value; development permitted if no harm to character. Assessed as not harmful due to setback, screening, and grass roof.
Environment Policy 35
Requires Conservation Area development to preserve/enhance character. Proposal deemed to protect Maughold Conservation Area character.
Housing Policy 12
Permits countryside dwelling replacement unless abandoned or of historic interest incapable of renovation. Existing cottage qualifies for replacement.
Housing Policy 14
Limits replacement to not substantially different in siting/size (max 50% floor increase), traditional design. 106% increase accepted exceptionally as it results in environmental improvement via traditional character, less visual impact from setback/grass roof, addressing prior refusals.
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 permitted development rights
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, polytunnels, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, car ports, flag poles or tanks for the storage of oil or gas for domestic heating shall be erected nor windows or rooflights, solar panels or ground or water source heat installations replaced or installed (other than those expressly authorised by this approval). Reason: To control development in the interests of the amenities of the surrounding area.
Boundary hedging
The side and rear boundaries of the site must be formed by a traditional Manx sod hedge constructed in accordance with Planning Circular 1/92 or alternatively a planted hedge, details of which must be approved by the Planning Authority prior to the commencement of works on site. REASON: in order to protect the amenities of the countryside and provide a clear boundary and extent of residential curtilage.
Landscaping scheme
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 tree planting & seedam grass roof) 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. Reason: To ensure the provision of an appropriate landscape setting to the development.
do not oppose
do not object
does not object (Tree Felling Licence already granted)
no objection to the scheme, but seek the Ash Tree to be retained
Garff Commissioners raised no objections to the application. Highways Division has no highways interest.
Garff Commissioners
No ObjectionThere were no objections to the application for the time extension.
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 22-2-18
