7 March 2017 · Planning Committee
Croit Aust, Andreas Road, Aust, Ramsey, Isle Of Man, IM7 4ef
The proposal involves demolishing an existing single-storey dwelling of poor form (61.41 sqm footprint, painted white render, grey concrete tiles) and replacing it with a two-storey traditional Manx farmhouse (13.3m x 12.6m footprint, 242 sqm floor area, 5.8m eaves, 9m ridge, painted render, grey natural slate roof, ti…
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The site is in countryside (private woodland zoning), but replacement dwellings are an exception under General Policy 3 and Housing Policy 4.
Environment Policy 1
Protects countryside/ecology from adverse development unless overriding need/no alternative. Officer assessed proposal would not harm character/quality of landscape due to screening, setback, traditional design replacing poor form building, thus complying despite countryside location.
General Policy 3
Prohibits development outside zoned areas except specified exceptions including replacement of rural dwellings (Housing Policies 12-14). Replacement on one-for-one basis accepted here.
Housing Policy 4
New housing primarily in towns/villages; countryside exceptions include rural dwelling replacements (HP12-14). Proposal qualifies as exception.
Housing Policy 12
Permits rural replacements unless abandoned (structural condition, >10yrs non-use, etc.) or historic/renovatable. Existing occupied within 10yrs, retains habitable status despite poor condition.
Housing Policy 14
Replacement must match siting/size (not >50% larger floor area, on footprint); exceptions for larger/traditional replacing poor form or less visual impact. Exceeds 50% (296% increase), not exact footprint, but justified by poor existing form (non-traditional materials/proportions), traditional Manx proposal, setback reducing visibility/highway issues.
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.
Vehicular access
The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only. Reason: In the interests of highway safety.
Landscaping scheme
No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include planting to the roadside boundary. 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 development or the occupation of the dwelling, whichever is the sooner. 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. The hard landscaping should include details of the surface finish of the driveway/parking area. The hard landscaping works shall be completed in full accordance with the approved details prior to the occupation of the dwelling hereby approved. Reason: To ensure the provision of an appropriate landscape setting to the development and adequate off road parking provision.
Front windows details
The windows installed to the front elevation (northeast) of the dwelling hereby approved are required to be sliding sash in terms of their method of opening and the vertical glazing bars are required to be externally fixed/stuck and both to be retained thereafter. Reason: In the interest of the character and appearance of the dwelling and area.
Roof materials
The roof(s) must be finished in dark natural slate. Reason: In the interests of the character and appearance of the site and surrounding area.
No extensions
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 outbuildings
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 or other free standing buildings shall be erected within the curtilage of the dwelling(s) 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 amenities of the surrounding area.
Tree protection
No site works or clearance shall be commenced until the tree protection measures (Croit Aust Tree Protection Plan) detailed in an email from the applicant dated 21st February 2017 submitted in support of the application shall be adhered to in full. No retained tree shall be cut down, uprooted, or wilfully destroyed during the development phase and thereafter within 5 years from the completion date, other than in accordance with the approved plans and particulars or as may be permitted by prior approval in writing from the Department. No works or development shall be carried out until a pre-commencement meeting has taken place with an officer of the Department and the correct placement of protective fencing has been confirmed. Reason: To safeguard the existing trees to be retained within the site.
Demolition of existing dwelling
Prior to the occupation of the replacement dwelling hereby approved the existing dwelling is required to be demolished. Reason: The application has been considered and approved on the grounds that the existing dwelling is being replaced and its retention would be contrary to planning policies which seek to prevent new dwellings on land not designated for development.
recommends that the planning application be approved
no objection subject to condition on access construction and visibility splays for highway safety
do not oppose but recommend tree protection plan (provided following discussion)
Lezayre Parish Commissioners approved the application unanimously; Highways Division does not oppose subject to an access and visibility splay condition; Arboricultural Officer has no objection to tree removal but recommends a tree protection plan.
Lezayre Parish Commissioners
SupportApproved Unanimous
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionHighway Services do not oppose the application subject to the following condition; the proposed access is acceptable; In the interest of highway safety
Conditions requested: Prior to any construction the access shown on APA Architects drawing no 16-CP PA 02 dated Jan 2017 shall be constructed and the visibility splays shall remain unobstructed at a height of 1.05m thereafter.
Andrew Igoea, Arboricultural Officer, Forestry, Amenity and Lands Directorate, DEFA
Conditional No ObjectionI have no objection to the tree removal that is proposed as part of this application; to ensure that construction activity does not encroach on other trees that are to be retained I recommend that the planning authority request that a 'tree protection plan' is submitted
Conditions requested: a 'tree protection plan' is submitted as part of the application. The tree protection plan should describe all the tree protection measures required before and during the course of development in accordance with recommendations of paragraph 5.5 and 6.2 of BSSB37:2012 (Trees in relation to design, demolition and construction)
