15 December 2021 · Planning Committee
Braaid Farm, Top Road, Crosby, Isle Of Man, IM4 4hj
The proposal involves erecting extensions to the existing large rural dwelling at Braaid Farm, including a new west wing mirroring the east wing to form an enclosed rear courtyard, dormers, a rear tower extension, garage expansion, and full stone cladding to replace painted render.
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The officer assessed the proposal against Housing Policies 15 and 16 for extensions to existing countryside dwellings, noting it is not strictly a replacement under HP14 but akin due to extensive work…
Housing Policy 14
Requires replacement dwellings not substantially larger than original unless environmental improvement via traditional form or reduced visual impact; not strictly applicable but provides insight for extensions. Officer applied exceptional test: stone cladding and design reduce visual impact vs existing render, despite size increase.
Housing Policy 15
Extensions to traditional countryside dwellings only exceptionally over 50% floorspace if respect proportion/form/appearance. Existing non-traditional; proposal falls within exceptional reduced impact via cladding.
Housing Policy 16
No extensions to non-traditional dwellings increasing public view impact. Stone cladding reduces distant visibility despite local size increase.
Environment Policy 14
Protects Classes 1-2 agricultural land. Site not high quality; curtilage extension acceptable without loss.
General Policy 3
Limits countryside development to exceptions like replacements (HP12-14); extensions not listed but existing dwellings recognised via HP15/16.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Materials approval - stone cladding
Prior to the occupation of the extensions hereby approved, the installation of the natural stone cladding as shown on drawing numbers 953, 954, 955, 956 and 957 shall be installed and retained as such thereafter.
Boundary treatment
The residential curtilage hereby approved as shown outlined in red on drawing number 903 shall be defined by a post and wire fence, unless alternative boundary treatment details are first submitted to and approved in writing by the Department, and installed within 12 months of the first occupation of the extensions approved. The approved boundary treatment shall be retained as such thereafter.
Do not oppose
No objection
No objection to recirculated scheme
Multiple consultees including Marown Parish Commissioners, Isle of Man Natural History and Antiquarian Society, and a private individual objected to the proposal due to landscape prominence and policy non-compliance, while DEFA Fisheries and Highways Division raised no objections.
Key concern: proposal increases prominence and bulk in sensitive historic countryside landscape, contrary to Strategic Plan policies
Marown Parish Commissioners
ObjectionThe existing dwelling was erected within the past 12 to 15 years and, at the time, the Commissioners considered that it would be prominent on the landscape and commented accordingly. It is.; The Commissioners OPPOSE the proposal for the building as presented.
Marown Parish Commissioners
No ObjectionThe Commissioners have NO OBJECTION to the following applications: ... 20/00861 - Extensions, remodelling etc at Braid Farm. Top Road, Crosby
DEFA Inland Fisheries
No ObjectionFisheries Officers have looked at the response from Mr Wilson and, as the water course is a self-contained pond that uses a pump, find no objection to this application.
Department of Infrastructure Highways Division
No ObjectionDo not oppose; DNO on 19.08.2020
Department of Infrastructure Highways Division
No ObjectionHighways Development Control notes the additional information and amendments uploaded on 16 September 2021, and continue to apply no opposition to this proposal.
Isle of Man Natural History and Antiquarian Society
ObjectionIsle of Man Natural History & Antiquarian Society OBJECTS to this application.; The Society believes that if the current proposal is permitted then the consent given under PA20/00301/B should be retracted.
Conditions requested: consent given under PA20/00301/B should be retracted
Isle of Man Natural History and Antiquarian Society
ObjectionIsle of Man Natural History and Antiquarian Society therefore maintain its strong OBJECTIONS to this application; the proposal is therefore contrary to Housing Policy 16 as it clearly does increase the impact of the building as viewed by the public from the obvious nearest viewpoints
11 Stanley Terrace
ObjectionThe planning authority is strongly encouraged to refuse the present application on the grounds that the character of the Manx countryside is to be protected in its own right, and that exception policies are not available for incremental use.; as the notorious prior history of the site has already brought the planning authority into disrepute, there is a real risk that further reputational damage could be incurred
Conditions requested: Revocation of incompatible planning permission for large sheep shed; Revision of landscaping scheme to acknowledge issues of wind and exposure; Removal of rights to submit further applications; Protection of character of surrounding fieldscape
