20 July 2017 · Planning Committee
Cronk House, Ballavagher Road, St Johns, Isle Of Man, IM4 3jf
The site at Cronk House on Ballavagher Road in St Johns is an existing traditional Manx farmhouse in a rural area of High Landscape Value and Scenic Significance, proposed to be replaced by a larger detached dwelling with integral garage, ancillary single-level accommodation for the applicant's mother, and now addition…
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The proposal does not comply with Housing Policy 14 as it exceeds the 50% floor area increase (over 463% larger than existing) and is not on the exact footprint, partly using adjacent outbuildings.
Housing Policy 14
HP14 presumes against development in High Landscape Value areas but permits replacement dwellings not substantially different in siting/size (max 50% floor area increase, on footprint), traditionally designed per Planning Circular 3/91, or exceptionally larger if improving environmental impact/replacing poor form. Officer found strict non-compliance on size (463% increase) and siting (partial outbuilding footprint, re-oriented/lower), but relaxed policy due to environmental gains: 700mm lower level, minimal visual impact from screening, better access replacing utilitarian structures. Prior approval weighed heavily.
Time limit
The development hereby approved shall be begun before 5th April, 2021. 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 and to coincide with the approval granted under 16/01341/B.
No further extensions/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 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 additional garages/car ports
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 car ports 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 and the garage may be used only for the storage of vehicles and items associated with the occupation of the house. Reason: To control development in the interests of the amenities of the surrounding area.
Demolition of existing cottage
The existing cottage must be demolished and all material removed from site (or re-used in the new development) within 28 days of the completion of the new dwelling. Reason: To ensure that the development results in a replacement dwelling, not an additional one which would be contrary to the Strategic Plan.
no objection to the application
Patrick Parish Commissioners resolved no objection to the application after their meeting. Highways Division stated no highways interest.
Patrick Parish Commissioners
No Objectionno objection would be made on the following: - 17/00591 - Replace Detached Dwelling at Cronk House, Ballavagher Road, St John's
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 30.06.17
