26 April 2016 · Planning Committee
Crofton, Pooilvaaish Road, Castletown, Isle Of Man, IM9 4pj
The application seeks full planning approval for a replacement dwelling on the site of an existing traditional Manx vernacular house that has fallen into disrepair. The new design features a front elevation matching archetypal rural Manx vernacular with a slate roof, paired with a contemporary gabled element featuring …
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The officer considered the proposal acceptable as a replacement dwelling in the countryside, noting the existing house's disrepair and the new design's partial traditional Manx vernacular frontage set…
Housing Policy 14
Requires replacement dwellings not substantially different in siting/size unless improving environment, generally on existing footprint with floor area not more than 50% greater, traditional design per Planning Circular 3/91 or high-quality innovative design without adverse visual impact, reusing stone/slate. Officer found proposal less than 50% larger, with traditional frontage and amended contemporary element acceptable as environmental improvement over disrepair, not contrary to policy.
Housing Policy 15
Permits extensions/alterations of traditional countryside properties respecting proportion/form/appearance, exceptionally over 50% floorspace. Assessed alongside HP14; contemporary element tested for visual distraction but found subordinate to traditional frontage, learning from Graystones precedent.
Spatial Policy 5
Requires new development to positively contribute to environment, supported by Design Statement. Proposal's design approach considered positive overall despite mix of styles.
Landscape Proposal 9
Restricts additional new built development along coastal road between Shore Hotel and Pooil Vaaish Farm. One-for-one replacement not considered contrary given scale relative to existing.
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.
Car parking and manoeuvring
Prior to the occupation of the dwelling the car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter. Reason: To ensure that the Strategic Plan's car parking standards are met in the interest of highway safety.
Sliding sash windows
For the avoidance of doubt, all those windows shown with a transom (which is 21 no. in total) on Drawing number 1A (dated as having been received 18th March 2016) shall be vertical sliding sashes and retained as such thereafter. Reason: In the interest of the character and appearance of the dwelling hereby approved.
No garages
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 garages shall be erected within the curtilage of the dwelling hereby approved other than that expressly authorised by this approval without the prior written approval of the Department. Reason: To control development in the interests of the appearance of the surrounding area.
No extensions or alterations
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.
no objection, subject to parking/manoeuvring condition
no concerns as adjacent field and ASSI unaffected
no objection, no trees of significance
no objection, reservations on glass frontage of original scheme
Highways Division, DEFA Arboricultural Officer, and Arbory Parish Commissioners all raised no objections to the replacement dwelling application, with Highways requesting a condition on parking and garage provision prior to occupation.
Key concern: reservations over the visual impact of the large glassed frontage
Department of Infrastructure (DOI) - Highways Division
Conditional No ObjectionDo not oppose with condition/comment; DNOC on 01/04/16
Conditions requested: Prior to the occupation of any dwelling the garage, car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter.
Department of Infrastructure (DOI) - Highways Division
No ObjectionDo not oppose; DNO on 21.12.15
Department of Infrastructure (DOI) - Highways Division
No ObjectionDNO on 21.12.15
DEFA Arboricultural Officer
No ObjectionDEFA does not object to the development as proposed.; There are no trees of any significance present. Small scrubby fruit and elder trees fill the derelict garden. A line of windswept pine of relatively poor form run along behind the NW boundary stone wall.
Arbory Parish Commissioners
No Objectionalthough they have reservations over the visual impact of the large glassed frontage, they do not object to the proposed development.
