7 October 2004 · Planning Committee
Upper Lambfell, Cronk Y Voddy, St Johns, Isle Of Man, IM4 3ns
The application sought full approval for a traditional-style replacement dwelling measuring 12.1m x 8.55m with side and rear extensions, sited southeast of the existing roadside cottage near existing outbuildings on a farm in rural countryside.
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The officer recommended approval as the replacement dwelling was an acceptable replacement in the countryside following AiP PA 00/1536/A, with traditional proportions and design despite being larger t…
Planning Circular 1/88 'Residential Development - Houses in the Countryside'
Permits replacement dwellings in countryside if existing dwelling retains residential status; normally requires siting on or close to existing footprint. Officer noted AiP allowed further siting away from highway if forming building cluster, softened by landscaping; Committee accepted this with condition on demolition.
Planning Circular 3/88 - New Agricultural Dwellings
Sets policies for agricultural dwellings including size, design, siting restrictions. Applied to ensure replacement complied with normal restrictions.
Planning Circular 3/91
Design guidance for rural dwellings; proposal designed in accordance with it, traditional Manx farmhouse style with extensions in vernacular manner.
Housing Policy 14
Replacement dwellings not substantially different in siting/size unless environmental improvement; allows up to 50% floor area increase, innovative designs, reuse of stone/slate. Later extension assessments confirmed ~56% increase acceptable as less visual impact; policy change did not alter original approval merits.
Housing Policy 12
Allows countryside dwelling replacements unless abandoned or of historic interest capable of renovation. Used in extensions to justify limits avoiding existing dwelling deterioration.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Demolition of existing dwelling
The existing dwelling which is to be replaced may be used for the storage of materials to be used in the construction of the new dwelling, but must be totally demolished, removed from the site and the site made good prior to the occupation of the new dwelling.
Approved drawings
This approval relates to drawing numbers A001 Rev A, A003 Rev A and A004.
Garden area restriction
Only the area described as 'garden area' to the north east of the new dwelling on drawing number A003 Rev A shall be used as a domestic garden area associated with the new dwelling.
No permitted development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 1983 (or any Order revoking or re-enacting that Order) no greenhouses, walls, gates, fences, garden sheds, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval).
Landscaping implementation
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 or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Roof materials approval
The roof(s) must be finished in natural slate or a high quality imitation slate which must be approved by the Planning Authority PRIOR to the commencement of works.
Window style
The windows on the front and side elevations must be vertical sliding sash.
No window/door replacements
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 1983 (or any Order revoking or re-enacting that Order) no external doors or windows shall be replaced (other than those expressly authorised by this permission).
Exterior stonework
The exterior stonework must be of a traditional nature. NOTE: Split stone on a backing render is not acceptable as an external finish.
no adverse traffic impacts
recommends installation of mains wired interconnected domestic smoke detection
German Parish Commissioners repeatedly objected due to landscape visibility concerns and inconsistency with zoning policy; Highways Division had no objection; Fire and Rescue Service recommended smoke detection without objection.
Key concern: intrusive into an area of high landscape value and highly visible from TT course and Staarvey Road
German Parish Commissioners
ObjectionMy Commissioners object to this application on the grounds that the proposed dwelling will make it intrusive into an area of high landscape value.; Until this dwelling is situated on a lower aspect of the site the Commissioners will not support it.; Whilst my Commissioners have no objection to a new dwelling on this site, they feel that the proposed dwelling will be too highly visible and there should be a lower profile dwelling erected on a lower aspect of the land.
Conditions requested: Until this dwelling is situated on a lower aspect of the site the Commissioners will not support it
German Parish Commissioners
ObjectionUntil this house occupies a lower elevation in this area of high landscape value, my Commissioners will not support it.
Conditions requested: Until this house occupies a lower elevation in this area of high landscape value, my Commissioners will not support it
German Parish Commissioners
Conditional No ObjectionWhilst my Commissioners have no objection to a new dwelling on this site, they feel that the proposed dwelling will be too highly visible and there should be a lower profile dwelling erected on a lower aspect of the land.
Conditions requested: lower profile dwelling erected on a lower aspect of the land
Department of Transport - Highways Division
No ObjectionThe Highways Division of the Department of Transport has no views on the following application, the application having been considered and having no adverse traffic impacts.
Isle of Man Fire and Rescue Service
No CommentI do not require to appear at the review hearing provided that the previously submitted written observations made on my behalf are taken into consideration by the Planning Committee.
Isle of Man Fire and Rescue Service
No ObjectionThe installation of mains wired, interconnected domestic smoke detection to BS 5446: Part 1: 1990 is recommended in accordance with section 1.5 of The Building Regulations 1991 - Approved Document B
Conditions requested: The installation of mains wired, interconnected domestic smoke detection to BS 5446: Part 1: 1990 is recommended in accordance with section 1.5 of The Building Regulations 1991 - Approved Document B
