24 June 2016 · Delegated - Senior Planning Officer (Sarah Corlett)
Little Admiralty House, Rhenab Road, Cornaa, Ramsey, Isle Of Man, IM7 1el
The application seeks approval in principle for replacing an existing rural dwelling, comprising a two-storey traditional Manx farmhouse with extensions and attached barns, and adding a detached garage on a site in an area of high landscape value.
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The application seeks approval in principle for a replacement dwelling, with all matters reserved except access, which remains existing.
General Policy 3
General Policy 3 presumes against development outside zoned areas except for specific cases including replacement of existing rural dwellings (Housing Policies 12-14). The officer assessed the proposal as fitting this exception, establishing the principle as acceptable in this high landscape value area.
Housing Policy 12
Housing Policy 12 permits replacement of existing countryside dwellings unless abandoned or of architectural/historic interest capable of renovation. The officer confirmed the existing dwelling qualifies for replacement without evidence of abandonment or protected status.
Housing Policy 14
Housing Policy 14 governs details of approved replacements, requiring no substantial difference in siting/size unless improving environment, generally within 50% larger floor area and traditional design. The officer noted details would be assessed in a future reserved matters application against this policy.
Time limit for commencement
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013.
Reserved matters application deadline
Application for approval of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved. Reason: To avoid the accumulation of unimplemented planning approvals.
Approval of reserved matters required
Approval of the details of siting, design, external appearance of the building[s], internal layout and landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced. Reason: To comply with the Town and Country Planning (Development Procedure)(No2) Order 2013.
Compliance with Housing Policy 14
The replacement dwelling must accord with Housing Policy 14 which provides guidance on the replacement of dwellings in the countryside. Reason: to accord with the principles of the Strategic Plan and to protect the countryside.
no objection but suggest considering Housing Policies of the Isle of Man Strategic Plan and Planning Circular 3/91
no objection
Garff Commissioners raised no objections to the application in two consultations, noting relevant housing policies for future REM consideration; Highways Division also does not oppose.
Key concern: Housing Policy 16 presumes against large increases in floor area
Garff Commissioners
No ObjectionThe Commissioners have no objection to the application at this stage, but would encourage the applicant and the architect to consider the relevant Housing Policies in the Isle of Man Strategic Plan and Circular 3/91 before preparing and submitting an REM application.
Garff Commissioners
No ObjectionThe Commission raised no objections to these amended proposals.; HP 16 (which presumes against large increases in floor area in comparison to the original dwelling) and PC 3/91 (which identifies designs that are acceptable in the countryside) will be taken into account by the Commission when assessing the ensuing REM application.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; DNO on 05/05/16
