19 September 2017 · Planning Committee, presented by Mr Chris Balmer
Upper Cronk Farm, Bride Road, Andreas, Isle Of Man, IM7 4ey
The proposal involves replacing an existing single-storey building with a new rectangular extension (13.4m wide, 6m deep, 4.8m ridge height) clad in larch/cedar with glazing and natural slate roof, plus a cruciform extension (10m x 10.7m, 4.7m high, 157sqm floor area) that is oak-framed and glazed.
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The site is in open countryside where development is strictly controlled, but extensions to houses are permitted if they respect the proportion, form, and appearance of the existing property per Housi…
Environment Policy 1
Protects countryside for its own sake; development not permitted unless overriding need and no alternative. Officer assessed the extension as not adversely affecting countryside amenity due to modest changes from prior approval and low visual impact.
Environment Policy 3
Prevents unacceptable loss or damage to woodland. Part of site is woodland; officer required tree protection fencing per BS 5837 to safeguard retained trees, with drawings showing protection zones.
Housing Policy 15
Extensions to traditional countryside properties approved if respecting proportion, form, appearance; only exceptionally over 50% floor space. At 54% increase, assessed as compliant due to similar mass/footprint to prior approval, simple rectangular/cruciform forms matching traditional pattern, and benefits like unified cladding.
General Policy 2
Requires development to respect site/surroundings in siting, scale, form, design, landscaping; not adversely affect landscape character or amenities. Applied as key principles despite unzoned land; proposal satisfies via low visual impact, appropriate siting, and landscaping condition.
Policy 3 of Planning Circular 3/91
Extensions should maintain character of original form, following traditional rectangular simple shapes. Proposal's rectangular and cruciform elements deemed to follow traditional farmhouse pattern.
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 scheme
No site clearance, preparatory work or development shall be commenced until a hard and soft landscaping scheme has been submitted to and approved in writing by the Department. Such a scheme shall include details of what trees are to be retained. All hard and soft landscaping works shall be carried out in accordance with the approved details. The works shall be carried out within the first planting season following the completion of the development. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department. All hard landscape works shall be permanently retained in accordance with the approved details. Reason: To ensure the provision of an appropriate landscape setting to the development.
Tree protection fencing
No site works or clearance shall be commenced until protective fences which conform with British Standard 5837:2012 (or any British Standard revoking and re-enacting British Standard 5837:2012 with or without modification) have been erected around the existing trees as shown on drawing 3 REV A. Unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for approved arboricultural or landscape works. Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.
Non-reflective glazing
Notwithstanding the details submitted in the application, the proposed extension shall be fitted with non-reflective glazing and which shall be retained as such. Reason: To reduce the visual impact of the building on the surrounding countryside.
no highways implications
Andreas Parish Commissioners have no objections to the proposed development. Department of Infrastructure (DOI) Highways Division has no highways interest.
Andreas Parish Commissioners
No ObjectionAndreas Parish Commissioners have now considered the above proposed development, and have no objections thereto.
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 18-8-17
