1 April 2021 · Planning Committee
Borodaill, Peel Road, Kirk Michael, Isle Of Man, IM6 1hl
The proposal involves extending an existing non-traditional house in the countryside with a two-storey southerly extension adding 16m to the footprint plus a 3m link, creating four garages on the ground floor (two with doors) and two bedrooms above, accessed only via the main house.
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The scheme omits the elements which were previously found to be objectionable in ref. 20/00103/B, such as separate accommodation units, external staircase, differing materials, and disproportionate de…
Housing Policy 16
Housing Policy 16 states: 'The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public.' The officer assessed that due to the site's valley location and vegetation, the extensions would not be prominently visible and would not increase impact; improvements in design, finishes, and integration as a single dwelling tipped it acceptable.
Environment Policy 1
ENV1 emphasises protection of the countryside for its own sake in High Landscape Value areas. The proposal was found compliant as it protects the wooded setting, uses sympathetic materials, and does not harm visual character.
Environment Policy 2
ENV2 provides exceptions via General Policy 3. Assessed as compliant due to no increased visual impact and retention of trees/wooded character.
General Policy 3
GP3 sets exceptions to countryside protection. The extension met the tests by not harming landscape value or scenic significance.
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.
Single dwelling restriction
This approval relates to the extension and alterations of the existing property creating a larger property which may only be used as a single dwelling house, including those uses appertaining to dwellinghouses as set out in the Town and Country Planning (Permitted Development and Change of Use) (Development) (No.2) Order 2019 or any Order superseding this. Reason: to control the creation of unauthorised dwellings in areas not designated for development.
Garage use restriction
The garage accommodation may be used only for the storage of vehicles or domestic items associated with the occupation of Borodaill as defined in red in the application and may not be altered or used other than as shown in the submitted drawings. Reason: to protect the amenities of the countryside.
No tree removal
No trees may be removed as part of the development hereby approved. Reason: to ensure that the existing wooded setting of the site is retained in the interests of the visual character of the area and its ecology.
no objection
no objection
no flood risk management interest
Mixed responses to PA 21/00061/B including no objections from highways, parish commissioners, and flood risk management; concerns over trees, scrub habitat, and bird nesting from DEFA Ecosystem Policy Officer; objection from SPMCE on design incompatibility with countryside character.
Key concern: Non-traditional design and finishes creating incongruous intrusion into countryside (SPMCE objection)
Ecosystem Policy Officer (DEFA)
Conditional No Objectionprior to determination of this application the applicant should either provide evidence that the tree/trees are no longer present on site or submit further arboricultural information; Due to the loss of nesting habitat the Ecosystem Policy Team request that a condition is secured for at least 1 House Sparrow Terrace; We have records of Japanese Knotweed near the site
Conditions requested: Condition for at least 1 House Sparrow Terrace to be erected on the new extension on a northerly elevation; Condition ensuring only scrub habitat required to facilitate the development will be removed and for the protection of the remaining scrub habitat
The Society for the Preservation of the Manx Countryside and Environment (SPMCE)
Objectionjuxtaposition of the extension to the dwelling is non-traditional for a country dwelling and coupled with the mix of wall finishes presents and incongruous intrusion into the countryside; architectural dyslexia
Department of Infrastructure Flood Risk Management Division
No ObjectionNFRMI; No Flood Risk Management interest
Department of Infrastructure Highways Division
No ObjectionDo not oppose; no significant negative impact upon highway safety, network efficiency and /or parking
Michael Commissioners
No ObjectionNO OBJECTION
