23 July 2019 · Delegated - Principal Planner (Sarah Corlett)
Cronk Breck, Bernahara Road, Andreas, Isle Of Man, IM7 3hh
The proposal involves converting and extending a single garage on the curtilage of Cronk Breck to create a one-bedroom residential apartment for domestic staff, including a kitchen/dining area, lounge, and en-suite bedroom, adding around 125 sq. metres of floor space.
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The principle of the garage conversion and extension for staff accommodation, along with its visual impact, parking provision, and environmental effects, was already assessed as acceptable in the repo…
Strategic Policy 2 - Priority for new development to identified towns and villages
Requires new development primarily in towns/villages, with countryside development only in exceptional circumstances per para 6.3. Officer relied on prior approval establishing acceptability in this countryside location as part of existing residential curtilage.
General Policy 3
Permits countryside development only in specified exceptions including essential agricultural housing and conversions of rural buildings. Proposal fits as ancillary to approved farm/rural dwelling complex, with prior approval confirming exception.
Housing Policy 4
New housing primarily in settlements, countryside only for agricultural housing, rural conversions, or replacements. Ancillary staff unit linked to agricultural/rural use justified under this policy via site history.
Housing Policy 11
Permits rural building conversions to dwellings if redundant, structurally sound, of interest, suitable size with modest extension, compatible use, serviced adequately, and using matching materials. Garage conversion with extension accepted as subordinate despite not fully meeting architectural interest, due to complex and prior approval.
Environment Policy 1
Protects countryside unless overriding national need. Site well-hidden by vegetation, buildings partially enclosed, proposal not adversely affecting countryside per prior assessment.
Transport Policy 7
Requires parking per standards despite garage loss; site to provide minimum 3 spaces, considered compliant.
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.
Ancillary use only
The extension hereby approved shall not be occupied at any time other than for purposes incidental and ancillary to the residential use of the dwelling known as Cronk Breck, Bernahara Road as identified on the approved plans, and shall only be occupied by staff directly employed on the site, or by the residents of the main dwelling. Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.
Matching materials
All external facing and roofing materials to be used shall match those of the existing building in respect of type and colour. Reason: in the interests of the character and appearance of the site and surrounding area.
no objections to the application (06.07.19)
Andreas Parish Commissioners have no objections to the proposed garage conversion and extension.
Andreas Parish Commissioners
No ObjectionAndreas Parish Commissioners have now considered the above proposed development, and have no objections thereto.
