19 October 2009 · Planning Committee
Cronk Breck, Bernahara Road, Andreas, Isle Of Man, IM7 3hh
The proposal involved demolishing an existing two-storey farmhouse with inappropriate extensions, a workshop, stable/store, greenhouses, and hardstandings, and replacing them with a much larger dwelling of approximately 650m² footprint (261% increase over the original house alone, or 148% including garage).
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The officer acknowledged the proposal significantly exceeded Housing Policy 14's general 50% floor area increase limit (proposed 650m² footprint vs existing house 180m², 261% increase; 702m² vs dwelli…
Draft Isle of Man Strategic Plan (Housing Policy 14)
Requires replacement dwellings not substantially different in siting/size (max 50% increase over original floor area, excluding outbuildings/attic; on existing footprint; design per Circular 3/91 Policies 2-7). Officer found non-compliance with size/siting but applied exceptions for replacing 'poor form' dwelling with traditional character, and overall environmental improvement (less visual impact, site clearance). Assessed design acceptable despite not fully vernacular.
Guide to the Design of New Residential Development in the Countryside, policies 2-7
Deal with design, proportion, massing. Proposal has good proportions, some traditional features, acceptable in setting despite not traditional Manx vernacular; improvement on existing.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the demolition of existing farmhouse and ancillary outbuildings and erection of a replacement dwelling as proposed in the submitted documents and drawings 1864/09/01, 1864/09/02, 1864/09/03, 1864/09/04 REV C, 1864/09/05 and 1864/09/20 received on 9th June 2009, 21st July 2009 and 5th October 2009.
Tree protection method statement
Prior to the commencement of works a method statement is required to be submitted to and agreed in writing by the Planning Authority in consultation with the Forestry Division (Department of Agriculture, Fisheries and Forestry). This statement shall include full details of precautionary measures to be taken to protect the trees within the site. Development shall not proceed subsequently except in strict accordance with the approved statement.
Parking hardstanding
Prior to the occupation of the dwelling, the hardstanding to the front of the dwelling is to be completed to allow the required parking provisions to be used.
Bird nesting and bat precautions
To avoid the disturbance of birds and their nests tree felling/vegetation clearance are required to be undertaken between September and February inclusive. On ivy-covered trees, ivy should be cut at the base at least 3 weeks before felling to encourage any bats present to leave the tree. The applicant is reminded that it is an offence under the 1990 Wildlife Act to destroy birds, their eggs or nests that are in use. If any bats are found during the works the Wildlife and Conservation Division (Department of Agriculture, Fisheries and Forestry) are required to be contacted.
Landscaping scheme
No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Planning Authority and these works shall be carried out as approved. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of any of the proposed dwellings hereby permitted. All planting shall be carried out in accordance the approved details in the first planting and seeding seasons following that first occupation. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation.
Removal of buildings
All buildings not shown to be retained shall be removed from site prior to occupation of the proposed dwelling.
Do not oppose has no traffic management, parking or road safety implications.
No objection
Recommend tree root protection system for driveway works
Recommend bird nesting season avoidance and bat precautions if found
