4 February 2022 · Planning Committee
Cooil Ny Cronk, Ballure, Ramsey, Isle Of Man, IM7 1ad
The site is an existing traditional Manx farmhouse-style dwelling located off a private road above the A2 in a countryside area near Ballure Holiday Homes. The proposal seeks approval for a rear extension (part single, part two-storey, max depth 7.5m, width 6.7m, pitched roof with glazed ridge section, adding ~79sqm to…
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The officer assessed the proposal against countryside and landscape policies (EP1, EP2) given the site's location in an Area of High Landscape Value, and housing policy HP15 which limits extensions to…
Environment Policy 1
Protects countryside (land outside settlements) from development that adversely affects it unless overriding national need and no alternative. Officer assessed that proposals would not harm countryside or landscape character due to screening and subordinate design.
Environment Policy 2
Protects Areas of High Landscape or Coastal Value (AHLV); development permitted if it does not harm landscape character/quality or location is essential. Site in AHLV; officer found no harm due to limited visibility from public views and respectful design.
Housing Policy 15
Extensions to traditional countryside properties approved if respecting proportion, form, appearance; exceptionally over 50% floor space. 78% increase exceeds threshold but approved exceptionally as subordinate, traditional form, modest resulting dwelling, and retains existing structure.
Planning Circular 3/91
Provides design guidance for countryside residential development. Officer confirmed compliance through subordinate, well-designed extensions matching existing property's character.
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 further development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
no objection
Garff Commissioners reserved further comment after noting policy concerns but limited visual impact, while Highways Division stated Do Not Oppose with no conditions.
Key concern: extension floor area in the region of 85% contrary to Housing Policy 15 criteria
Garff Commissioners
No CommentThe current cottage is a traditional Manx cottage but felt that the proposals retained features of the original.; floor area of the extension was in the region of 85% and would therefore be contrary to the criteria set in Housing Policy 15; significant visual intrusion would be limited due to the location of the property on a site that appears to be relatively concealed.; resolved to reserve further comment and to leave the application to be determined by the Planning Committee.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; no significant negative impact upon highway safety, network functionality and /or parking; DNO on 13.01.2022
