7 November 2024 · Delegated - Principal Planner (Jason Singleton)
Cronk Breck House, Main Road, Greeba, Isle Of Man, IM4 3lg
The proposal involves building a single detached outbuilding measuring 16.05m long by 7m deep with a ridge height of about 4.6m, finished in timber cladding, painted render, stone slip panelling and slate roof tiles with solar panels, sited on existing concrete east of the house to replace two sheds.
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The site is in open countryside not designated for development and does not meet General Policy 3 exceptions, but the Department supports proportionate ancillary structures to established dwellings if…
General Policy 2
Requires development to respect locality character, scale, form and design without detriment (sub-clauses b and c). Officer assessed the proposal's modest scale, proportional design, acceptable materials and screening by vegetation as compliant, ensuring no undue prominence or harm to wider landscape views.
General Policy 3
Defines specific exceptions for countryside development; site does not technically meet these for ancillary buildings. Officer noted general departmental support for proportionate ancillary structures to lawful dwellings despite lack of specific policy provision, treating permitted development rights as material consideration.
Spatial Policy 5
Directs countryside development to accord with GP3 exceptions. Officer applied broader assessment of ancillary acceptability given departmental approach and permitted development context.
Environment Policy 1
Protects countryside from inappropriate development. Proposal accepted as it causes no adverse landscape impact due to scale, siting and screening.
Strategic Policy ST2
Prioritises development in settlements over countryside. Proposal justified as ancillary to existing dwelling despite countryside location.
Strategic Policy 3
Requires respect for locality character. Dispersed rural residential context accommodated modest ancillary building.
Strategic Policy 5
Addresses design and visual effects. Modest scale, appropriate materials and screening ensured no visual detriment.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Ancillary use only
The development hereby approved shall only be used for purposes ancillary to the host dwellinghouse of Cronkbreck House and shall at no point be converted to living accommodation, either in conjunction with the host dwellinghouse or as separate independent living accommodation. Reason: The application has been purely assessed on the basis of comprising garaging and storage for vehicles. Any change to this use would require further assessment which may be deemed inappropriate in the context of the site's location within the open countryside and an area not zoned for development.
No objection. (06.08.24)
No highways interest. (21.06.24)
Highway Services listed the application as having no interest (NHI), Highways Drainage recommended no surface water discharge onto the highway, DEFA Ecosystems requested a soft landscaping plan for hedge replacement, and German Commissioners had no objections.
Key concern: surface water runoff onto public highway
Highway Services HDC
No CommentHighway Services HDC has no interest (NHI) in: • 24/00661/B
Ecosystem Policy Officer, DEFA
Conditional No ObjectionThough not shown on the existing site plans, aerial photographs show that there is a hedge in the location of the proposed garage.; As this application will require the removal of an area of hedge, replacement hedging should be provided as mitigation.; The Ecosystem Policy Team therefore recommend that a condition is secured for no works to commence unless a soft landscaping plan has been submitted to Planning and approved in writing.
Conditions requested: no works to commence unless a soft landscaping plan has been submitted to Planning and approved in writing. The development should then be undertaken in full compliance with this plan
Highways Drainage
Conditional No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.; Recommendation: The applicant shall demonstrate compliance with the statements above and that no surface water will be discharged onto the highway.
Conditions requested: The applicant shall demonstrate compliance with the statements above and that no surface water will be discharged onto the highway
German Commissioners
No Objection24/0661 Cronk Breck House detached garage NO OBJECTIONS
