14 February 2025 · Planning Committee
Thie Ny Crossag, Glen Mona Loop Road, Glen Mona, Ramsey, Isle Of Man, IM7 1hg
The site currently holds a 80-100 year old, single-storey timber-clad bungalow in poor condition (125sqm floor area) with a detached garage, bounded by hedgerows and trees, adjoining gently sloping grassland proposed for curtilage extension.
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The proposals respect the site and surroundings in terms of siting, layout, scale, form, design of buildings and spaces around them, complying with General Policy 2 (b) & (c) without harming surroundi…
General Policy 2
Requires development to respect site/surroundings in siting, layout, scale, form, design, landscaping and not adversely affect landscape character. Assessed compliant as proposals respect site, screened by hedgerows/trees, set into slope reducing prominence, traditional design enhances setting.
General Policy 3
Permits countryside development exceptionally for replacement rural dwellings under Housing Policies 12-14. Replacement accepted as one-for-one basis in unallocated countryside.
Housing Policy 12
Permits replacement unless abandoned or of architectural/historic interest capable of renovation. Existing dwelling occupied, poor condition unsuitable for modernisation without rebuild, no historic value, so demolition/replacement acceptable.
Housing Policy 14
Limits replacement to footprint and ≤50% larger floor area unless environmental improvement via better form/design or less visual impact. Exceeds limit (325sqm vs 125sqm) but justified by replacing poor form with traditional barn-style of less visual impact, using characteristic materials.
Environment Policy 1
Protects countryside unless overriding need and no alternative. Extended curtilage and dwelling do not adversely affect countryside character; land reads as linked to site, mitigable by planting, near other dwellings.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Soft landscaping scheme
No development shall take place until full details of soft landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of the retention of existing landscaping and new planting showing, type, size and position of each. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Tree protection
No tree shall be cut down, uprooted, destroyed, pruned, cut or damaged in any manner during the development phase and thereafter within 5 years from the date of occupation of the building for its permitted use, other than in accordance with the approved plans and particulars. In the event that retained trees become damaged or otherwise defective during the construction phase due to events outside of the applicant's control the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented.
Materials approval
The development hereby approved shall be undertaken in full accordance with the approved materials and finishes detailed in drwg. no. 2023-056-106.
No dwelling 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, hereby approved, other than that expressly authorised by this approval, shall be carried out without the prior written approval of the Department.
No additional outbuildings
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 other free standing buildings shall be erected within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
Demolition of existing dwelling
Within 3 months of the completion and first occupation of the new dwelling, the existing dwelling on site shall be demolished and all material which is not to be reused or recycled as part of the new dwelling shall be removed from the site.
No objections; design sympathetic as rural Manx barn, minimal intrusion, supports curtilage extension and community sustainability.
No significant negative impact on highway safety, network or parking; existing access and hardstanding acceptable.
No objection but applicant must demonstrate compliance with surface water runoff rules.
Highway Services HDC does not oppose the application due to no significant negative highway impacts; Garff Commissioners support the proposals for their sympathetic design and community benefits; Highway Drainage recommends compliance with surface water runoff requirements.
Key concern: surface water runoff onto public highway contravening Highway Act 1986 and Manual for Manx Roads
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the existing access and proposed vehicle hardstanding area is acceptable for the proposals.
Garff Commissioners
SupportThe visual impact of the proposed building was considered. It was agreed that any intrusion would be minimal and that the design was sympathetic to the adjacent countryside.; Members noted that the design would have the characteristics of a rural Manx barn and feel that such a design is appropriate in this location on the Loop Road.; The Board expressed support for the proposals including the extension to the curtilage of the dwelling.; The Commissioners have no objections to the proposals, and for the reasons outlined above, wish to indicate their support for its approval.
Highway 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: Applicant should be aware of and demonstrate compliance with the clause above.
Conditions requested: Applicant should be aware of and demonstrate compliance with the clause above.
