7 September 2006 · Planning Committee
Kerrow Ny Clough Cottage, Mill Road, Greeba, Isle Of Man, IM4 3la
The proposal involved converting an existing attractive detached Manx cottage (with large conservatory extension) into guest accommodation or a granny annex, demolishing an existing greenhouse and storage building, and building a new replacement dwelling on the site's footprint within its curtilage.
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The officer assessed the proposal as introducing a new dwelling in the countryside rather than a true replacement, because the existing attractive Manx cottage was to be retained and converted to gues…
Planning Circular 1/88 'Residential Development - Houses in the Countryside'
Requires land to be zoned for residential development; outside zoned areas, land intended to remain substantially free from development. Officer assessed that retaining and converting the existing cottage means proposal is new dwelling in countryside, not replacement (which would be acceptable if cottage demolished). Site not zoned residential, zoned Private Woodland/Parkland in High Landscape Value area.
Supports the proposal
Believes the applicant has attempted to design suitable accommodation in a sympathetic manner to the existing dwelling with no significant detrimental visual impact; application should be approved
Mixed responses to application 06/01123/A including objection from DOT Highways on access visibility, no objection from IoMWA with conditions, neutral stance from SPMC&E, support from individuals, and deferral from German Parish Commissioners.
Key concern: inadequate visibility splay at access
DOT Highways
ObjectionThe development proposals appear to be for the construction of the extension of the existing dwelling and the construction of a new dwelling this will generate additional traffic through an existing access which does not offer stopping signht distance of 2 metres by 36 metres for vehicles travelling upto 30 miles per hour; A visibility splay of 2 metres by 36 metres is required to cater for vehicles travelling along Mill Road at up to 30 miles per hour.
IoMWA
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes
Conditions requested: condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws; For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
SPMC&E
No CommentThis proposal involves, inter-alia, the construction of an additional house in the countryside.; The Society has no strong feelings on this particular application.
German Parish Commissioners
No CommentMy Commissioners will defer their comments until full approval is sought.
The original application (06/01123/A) sought approval in principle to retain a 200-year-old Manx cottage as guest accommodation/granny annex, demolish a greenhouse, and erect a replacement dwelling on a 0.6-hectare site in High Landscape Value/Scenic Significance area zoned as Private Woodland or Parkland, not residential. It was refused by the Planning Committee on 31 August 2006 for being contrary to policies on unzoned land and highway safety. The appellant argued the site's long residential history, suitability under Planning Circulars 1/88 and 2/92, family needs, and remediable access issues. The inspector concluded the proposal conflicted with Circular 1/88 restricting development in countryside, Circular 2/92 criteria were not met even if applicable, the settlement was unsuitable for additional housing to preserve open character, and highway visibility could not be adequately achieved. The appeal was dismissed on 18 January 2007.
Precedent Value
Reinforces strict application of Circular 1/88 protecting unzoned countryside from additional dwellings even with history; appellants must prove full policy criteria met including highways, not just argue interim policies or personal needs. Future cases should propose true replacements or extensions, provide robust highway evidence.
Inspector: David G Hollis
