8 May 2017 · Planning Committee
Perk Cottage, Knock Froy Road, Santon, Isle Of Man, IM4 1jd
The site is in a rural area of High Landscape Value and Scenic Significance, currently occupied by a small single-storey cottage of 92 sq m visible from the A5 road. The proposal is for a replacement two-storey house of 262 sq m (184% larger), with amendments including partial use of the existing footprint, reduced rea…
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The application was initially deferred by the Planning Committee on 3 April 2017 to allow amendments addressing prior refusal reasons from 16/00886/B, which cited excessive curtilage extension and dis…
Housing Policy 14
Requires replacement dwellings not substantially different in siting/size unless resulting in environmental improvement; generally on existing footprint, floor area ≤50% larger, traditional design per Planning Circular 3/91. Officer assessed amendments (footprint overlap, reduced projections/setbacks, landscaping) as achieving improvement via better access/manoeuvring and mitigated impact, outweighing 184% size increase and distinguishing from prior refusal where existing cottage was not 'poor form' and no such benefits justified excess scale.
Environment Policy 1
Protects countryside for its own sake. Referenced in prior refusal for unjustified curtilage extension; now satisfied as reduced extension and partial footprint use minimised residential sprawl impact.
Environment Policy 2
Protects areas of High Landscape Value and Scenic Significance. Amendments and planting deemed to limit greater visual prominence of two-storey mass versus modest existing cottage.
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.
Landscaping implementation
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 construction of the proposed dwelling. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. REASON: the landscaping of the site is an integral part of the scheme and must be implemented as approved.
do not oppose the application
Highways Division (DOI) does not oppose the application for erection of a replacement dwelling at Perk Cottage, noting it is wholly within the existing curtilage with sufficient off-street parking.
Department of Infrastructure (DOI) Highways Division
No ObjectionHighway Services does not oppose this application.; The proposal is to replace a residential dwelling with a new residential dwelling wholly within the existing curtilage. The existing garage will remain and there is sufficient off-street car parking provided.
