30 May 2006 · Director of Planning and Building Control (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
East Craig, St. Judes, Isle Of Man, IM7 2ew
The proposal involves demolishing an existing two-storey dwelling and derelict barn on a site at St Judes Cross Roads, bordered by highways A17 and A13, and replacing them with a new detached dwelling measuring 10m deep by 13m wide and 8.8m to ridge height, including a rear extension and front porch, plus a double gara…
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The officer considered the proposal against Planning Circulars 1/88 and 3/91 for houses in the countryside, noting paragraph 9 of 1/88 supports redevelopment to prevent dilapidation but requires scrut…
Planning Circular 1/88 'Residential Development - Houses in the Countryside'
Permits redevelopment of dwellings to prevent decay but examines significant size increases or visual detriment closely. Officer found principle established as use not abandoned; detail assessed acceptable despite slight height increase.
Planning Circular 3/91
Requires traditional character and no detrimental visual impact. Proposal replicates traditional Manx property; detailing not out of character with surroundings.
Housing Policy 12
Cited in development plan policies; applied in assessing countryside residential design and impact.
Transport Policy 4
Cited alongside HP12; supported highway safety findings including visibility improvements.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This permission relates to the erection of a new dwelling house and garage/store as shown on drawing numbers PW-01 Rev C, PW-15 and PW-16 date stamped 16th March 2006.
Roof materials
The roof(s) must be finished in dark natural slate.
Stone cladding
The front and side elevations of the porch to the main dwelling, and the north, south and west elevations of the garage/store porch must be clad in traditionally laid stone prior to completion. Note: Split stone on a backing render is not acceptable as an external finish.
Facing materials approval
Details of the facing materials for the main dwelling and the front boundary shall be submitted to and approved in writing by the planning authority. Once approved the development shall be carried out only in full accordance with such approved details or any approved amendments.
Tree/shrub protection
No existing tree or shrub indicated on the approved plans to be retained shall be cut down, grubbed out, topped, lopped or uprooted without the written consent of the planning authority. Any such tree or shrub removed without such consent or dying, becoming seriously damaged or diseased within a period of 5 years from the completion of the development 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.
Garage ancillary use
The garage and storage area shall be used only for a purpose ancillary to the residential use of the application property.
Car parking provision
The dwelling hereby permitted shall not be occupied until the car parking provision for that dwelling has been constructed or laid out, and made available for use of the occupants of and visitors to that dwelling.
Tree safeguarding during construction
No development or other operations shall be commenced on this site until adequate steps, which shall have been previously approved in writing by the planning authority, have been taken to safeguard against damage or injury during construction works all trees on the site, or those root structure may extend within the site. In particular no excavations, site works, trenches or channels shall be cut or pipes or services laid or any other works carried out in such a way as to cause damage or injury to the trees by interference with their root structure and no soil or waste shall be deposited on the land in such a position as to be likely to cause damage or injury to the trees.
Fuel storage tanks
Prior to the installation of the fuel storage tanks are installed, details of the fuel storage tanks (including any proposed colour coating) and the proposed screen planting shall have been submitted to and approved in writing by the planning authority. Once approved the installation shall be carried out only in full accordance with the approved details or any approved amendments.
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 boundary treatment, including full details of the proposed boundary wall, footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details within 3 months of the first occupation of the dwelling hereby permitted and 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.
Residential curtilage
The residential curtilage of the replacement dwelling is defined by the red line as shown on drawing number PW-01 Rev C.
Visibility splay
Before the access is first used a 2 metre by 23 metre visibility splay at the back of the highway on either side of the proposed access way shall be provided in accordance with the approved drawings.
Do not oppose the application
no objections
no objection especially if relocation improves road safety; site has existing residential use and substantial size supports central rebuilding
recommends installation of mains wired interconnected domestic smoke detection
