2 July 2019 · Head of Development Management (Stephen Butler)
Little Admiralty House, Rhenab Road, Cornaa, Ramsey, Isle Of Man, IM7 1el
The proposal involves demolishing the existing two-storey Manx farmhouse and associated outbuildings (including recently demolished barns) and replacing it with a smaller one-and-a-half storey Manx cottage-style dwelling featuring ground floor accommodation, roof space with two flush dormers, gable end chimneys, slidin…
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The principle of demolishing and replacing the dwelling was accepted under General Policy 3(d) and Housing Policy 12 as an exception to countryside development restrictions, since the existing dwellin…
General Policy 3
Restricts countryside development except for specified cases including replacement of existing rural dwellings (cross-ref Housing Policies 12-14). Officer assessed the proposal qualifies as a one-for-one replacement where existing retains habitable status, with prior approval confirming principle.
Housing Policy 12
Permits countryside replacements unless abandoned or of architectural/historic interest capable of renovation; assesses abandonment via structural condition, non-use period, intervening use, intention. Existing dwelling still in place/in use so retains status; not of interest warranting retention.
Housing Policy 14
Replacement must not be substantially different in siting/size unless improving environment; generally on footprint, floor area not >50% larger, traditional design per Planning Circular 3/91 or high-quality modern. Proposal sited on similar footprint, 0.7% smaller floor area, shorter height, traditional cottage style with matching materials accepted despite style variation as suiting site/landscape.
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.
No permitted development 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.
Parking and turning provision
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Bat survey
No development shall commence until a bat survey has been submitted to and approved in writing by the Department. The bat survey shall identify impacts on bat species together with mitigation, where appropriate, including a timetable for its implementation. The development shall not be carried out unless in accordance with the approved details. Reason: To provide adequate safeguards for the bats.
no objection to the application
no highways related objections; access arrangements remain unaltered; DNOC (details no comment); recommend same highways conditions as prior approval
Manx National Heritage recommends a bat survey prior to demolition due to roosting potential; Highways has no objection but requests conditions from a prior approval; Garff Commissioners have no objections.
Key concern: potential for this building to support roosting bats
Manx National Heritage
Conditional No ObjectionWe recommend that a bat survey of the building be undertaken by a suitably qualified and experienced ecologist prior to any demolition.; All Manx bat species are listed as Schedule 5 species under the Wildlife Act (1990).
Conditions requested: a bat survey of the building be undertaken by a suitably qualified and experienced ecologist prior to any demolition
Highway Services Division
No Objectionthere no highways related objections to the proposals.; please attach the same highways related conditions to any future consent.
Conditions requested: attach the same highways related conditions to any future consent as per planning application 16/00469
Garff Commissioners
No ObjectionThere were no objections to these proposals.
