8 July 2011 · Planning Committee
Greenhill, Jurby Road, Andreas, Isle Of Man, IM7 2ej
The proposal involves demolishing an existing two-storey farmhouse of poor form (with unsympathetic extensions, flat roof dormers, and modern windows) and a stone barn, replacing them with a new traditional Manx farmhouse-style dwelling (16.5m wide x 11m deep x 10.2m ridge height, 363 sqm floor area) mostly on the barn…
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The proposal exceeds Housing Policy 14's 50% floor area increase (121% over existing 164 sqm house, as barn/outbuildings excluded from calculation), but qualifies under the exception for replacing a d…
General Policy 3
Permits development outside zoned areas including replacement of existing rural dwellings subject to Housing Policies 12-14. Site in unzoned 'wood land'; principle established by prior approval 08/02182/A.
Housing Policy 14
Requires replacement dwellings not substantially larger (max 50% floor area increase, on existing footprint) unless improving poor form with traditional character or reducing visual impact. Proposal 121% larger but accepted as existing is 'very poor form' due to alterations; new traditional Manx design complies with Planning Circular 3/91 Policies 2-7; siting improves views from entrance despite two storeys.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the reserved Matters Application for erection of replacement dwelling with detached garage as proposed in the submitted documents and drawings 10 0746/1, 10 0746/2, 10 0746/3, 10 0746/4, 10 0746/5, 10 0746/6, and 01 survey all received on 19th April 2011.
Landscaping scheme
No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Planning Authority and these works shall be carried out as approved. 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 any of the proposed dwellings hereby permitted. All planting shall be carried out in accordance the approved details in the first planting and seeding seasons following that first occupation. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation. It is recommended that the applicants meet on site with the planning officer to discuss the requirements of the landscaping scheme.
Demolition of existing dwelling
Within one month of the occupation of the approved dwelling the existing dwelling "Greenhill" is required to be demolished.
Parking and visibility splays
Prior to the occupation of the dwelling the hardstanding fronting the property is to be completed to provide the required parking and turning provision as are the alterations to the existing entrance to provide the required visibility splays as shown on plan 10 0746/3.
Garage use restriction
The proposed garage may be used only in association with the approved main dwelling house and for purposes incidental to the use of main dwelling house as a single dwelling and for no commercial purposes.
Tree and wildlife protection method statement
Prior to the commencement of works a method statement is required to be submitted to and agreed in writing by the Planning Authority in consultation with the Forestry Division, Department of Environment, Food and Agriculture. This statement shall include full details of precautionary measures to be taken to protect the trees and wildlife within the site. Development shall not proceed subsequently except in strict accordance with the approved statement.
Do not oppose, has no adverse traffic management, parking or road safety implications.
no objections
Highways Division and Andreas Parish Commissioners both expressed no objections to application 11/00568/REM and related applications, with Highways noting no traffic, parking, or road safety implications.
Highways Division
No ObjectionDo not oppose has no adverse traffic management, parking or road safety implications
Highways Division
No ObjectionDo not oppose has no traffic management, parking or road safety implications
Andreas Parish Commissioners
No Objectionmy Commissioners have now considered the above proposed development and have no objections thereto
Andreas Parish Commissioners
No Objectionmy Commissioners have now considered the above proposed development, and have no objections thereto
Andreas Parish Commissioners
No Objectionmy Commissioners do not wish to add to their comments and views as submitted at the initial stage, but request that those comments and views are taken into consideration at the Appeal
The original application 13/00041/B for a larger 4-car garage replacing an approved 3-car garage under PA 11/00568/REM was refused by the Planning Committee due to overdevelopment, poor design, size, siting and impact on the surrounding area contrary to General Policy 3. The appellant argued the garage was subordinate to the large replacement dwelling, better sited considering the approved Orangery extension, screened by trees, smaller than previous outbuildings, and necessary for family vehicles and storage. The council maintained it was excessive in size and height, overdeveloping the site. The inspector found the proposal well-designed to match the high-quality house, better located, visually subordinate yet enhancing the 'country house' character, screened from view, and not harmful to countryside openness, recommending approval subject to conditions.
Precedent Value
Demonstrates that larger ancillary outbuildings can be justified in rural curtilages of substantial replacement dwellings if well-designed, screened, functionally justified, and subordinate; improved siting relative to approved changes (e.g. extensions) can outweigh size concerns.
Inspector: Alan Langton
