30 October 2018 · Planning Committee
Cronk Breck, Bernahara Road, Andreas, Isle Of Man, IM7 3hh
The proposal involves converting and extending an existing single garage on the curtilage of Cronk Breck, a dwelling in open countryside near Andreas, to provide a one-bedroom apartment for domestic staff, adding around 125 sq. metres of floorspace.
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The officer recognised a policy presumption against new dwellings in the countryside under Strategic Policy 2 and General Policy 3 (GP3), but found the proposal acceptable as ancillary accommodation f…
Strategic Policy 2 - Priority for new development to identified towns and villages
Restricts new development to towns/villages, permitting countryside development only in exceptional circumstances per para 6.3. Officer assessed if proposal qualifies as exception via GP3, finding ancillary staff housing does not create new independent dwelling.
General Policy 3
Prohibits development outside zoned areas except specific exceptions like essential agricultural housing or rural building conversions. Proposal tested against ancillary use rather than new housing, passing severability and environmental impact tests due to functional dependence on main dwelling.
Housing Policy 4
New housing primarily in settlements, countryside only for agricultural housing, rural conversions (HP11), or replacements. Officer distinguished proposal from new housing as ancillary, not requiring HP11 rural conversion tests.
Housing Policy 11
Permits conversion of rural buildings of interest if redundant, intact, etc. Not applied as proposal is garage extension for ancillary use, not full dwelling conversion.
Environment Policy 1
Protects countryside from adverse effects unless overriding need. Proposal complies as positioned within existing complex, screened, with potentially reduced traffic from on-site staff.
Transport Policy 7
Requires parking per standards (3 spaces for site). Ample provision remains post-garage loss, confirmed by Highways.
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.
Materials approval
All external facing and roofing materials to be used shall match those of the existing building in respect of type and colour. Reason: In the interests of the character and appearance of the site and surrounding area.
Ancillary use only
The extension hereby approved shall not be occupied at any time other than for purposes incidental and ancillary to the residential use of the dwelling known as Cronk Breck, Bernahara Road as identified on the approved plans, and shall only be occupied by staff directly employed on the site, or by the residents of the main dwelling. Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.
do not oppose the current proposal
no objections
Both Highways Division and Andreas Parish Commissioners have no objections to the proposed garage conversion and extension into ancillary living accommodation.
Key concern: The location of the site cannot be identified from the location plan provided as it does not show a sufficient area surrounding the site with road names
Department of Infrastructure (DOI) Highways Division
No ObjectionHighway Services does not oppose the application.; Do not oppose; A total of 3 spaces are therefore needed on the site, with the parking for the main dwelling separate and not obstructed by the parking for the new dwelling and vice versa
Andreas Parish Commissioners
No ObjectionAndreas Parish Commissioners have now considered the above proposed development, and have no objections thereto.
