25 February 2022 · Delegated - Director of Planning and Building Control (Jennifer Chance)
Greenhill, Jurby Road, Andreas, Isle Of Man, IM7 2ej
The proposal involves erecting a single storey flat-roofed extension to the north-west (rear) elevation of the traditional Manx-style dwelling, comprising a garden room measuring 10.875m by 4.850m and an adjoining covered canopy measuring 4.925m by 4.850m, both with a roof height of approximately 3.6m matching an exist…
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The officer determined the proposal complies with Housing Policy 15 of the Isle of Man Strategic Plan 2016, which requires extensions to traditionally styled properties to respect the proportion, form…
Housing Policy 15
Requires extensions to traditionally styled properties to respect proportion, form, and appearance; permission only exceptionally if over 50% of existing floor space. Officer calculated proposed 76.63 sqm (with canopy) against original 363 sqm as within 50% limit; design sympathetic despite flat roof by copying form, mass, and features like render band.
General Policy 2
Sets general development control standards per Residential Design Guidance, assessing character/appearance (b,c) and neighbouring amenity (g). Proposal complies as it respects existing character and has no amenity impact due to site separation.
Spatial Policy 5
Requires new development to make positive contribution to Island's environment. Extension accepted as suitable addition to existing residential property.
General Policy 3
Permits development only in zoned areas or exceptions; existing dwelling extension allowed despite 'Area of private woodland or parkland' zoning.
Environment Policy 1
Prevents development adversely affecting site unless exceptional; no adverse site impact identified.
Environment Policy 3
Prohibits unacceptable loss/damage to woodland; tree removal allowed subject to felling licence and replanting.
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.
No Highways Interest.
no objection
DEFA Forestry initially raised significant concerns about tree impacts and requested arboricultural assessments but later confirmed satisfaction after tree removal licence with replanting condition; Highways and Andreas Parish Commissioners had no objections.
Key concern: incursion into root protection area (RPA) of adjacent mature trees requiring arboricultural impact assessment
DEFA Agriculture and Lands Directorate
Conditional No ObjectionIf this information is not provided, the Agriculture and Lands Directorate would have to object to the application on the basis that there is insufficient information to properly assess the impact on existing trees.; a conditional licence will be issued today for the removal of the 3 sycamore trees which might have been affected by this development. The licence will be conditional to replanting as shown in the attached plan.
Conditions requested: arboricultural impact assessment (AIA) undertaken in accordance with British Standard 5837:2012; amended outline tree protection plan (TPP) showing robust protection measures; full arboricultural method statement if RPA incursion occurs; mitigation (replanting) if required after assessment
DEFA Agriculture and Lands Directorate
Conditional No Objectiona conditional licence will be issued today for the removal of the 3 sycamore trees which might have been affected by this development. The licence will be conditional to replanting as shown in the attached plan.
Conditions requested: replanting as shown in the attached plan (Licence 043/22)
Department of Infrastructure Highways Division
No ObjectionNo Highways Interest
Andreas Parish Commissioners
No ObjectionAndreas Parish Commissioners have no objection to this application.
Department of Infrastructure Highways Division
No ObjectionHighways Development Control notes the additions and amendments uploaded on 3 February 2022 and continues to have no highway interest in this proposal.
