24 June 2011 · Planning Committee
Sarahs Cottage, Ballaglass Glen Road, Cornaa, Ramsey, Isle Of Man, IM7 1eh
The proposal is for a two-storey replacement dwelling designed as a traditional Manx farmhouse, replacing a small single-storey original cottage of 60 sqm with a new building of 189 sqm (215% increase), located in open countryside of high landscape value east of Cornaa near Ramsey.
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The officer assessed the proposal as a replacement dwelling despite partial construction not matching expired prior approval 04/01353/B, treating it as retrospective due to unlawfully built structure.…
General Policy 3
Restricts development outside zoned areas except replacements of rural dwellings (Housing Policies 12-14). Proposal qualifies as replacement but substantially exceeds size norms; accepted due to prior permissions despite countryside location.
Environment Policy 2
Protects High Landscape or Coastal Value (AHLV) areas; character/quality paramount unless no harm shown. Larger scale/massing harms but 'slight increase in height would not have significant impact'; prior approvals given weight.
Housing Policy 4
New countryside housing only in exceptional cases including rural replacements (HP12-14). Qualifies as replacement but scale issue deferred to HP14 assessment.
Housing Policy 14
Replacement dwellings not substantially different in siting/size (floor area ≤50% increase, same footprint); exceptions for poor form to traditional or less visual impact, traditional design per Planning Circular 3/91. Fails strict tests (215% increase, not poor form, prominent site) but prior approvals (esp. 09/01978/B) and design compliance tip balance to acceptable.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to the erection of a replacement dwelling (Amendments to PA 09/01978/13 & PA 04/01353/13) as proposed in the submitted documents and drawings 10 726 06 and 10 726 01 all received on 14th April 2011.
Landscaping scheme
Within one month of the decision notice full details of both hard and soft landscaping works are required to be submitted to and approved in writing by the Planning Authority and these works shall be carried out as approved. Details of the soft landscaping should include, but not be limited to, details of planting along the eastern boundary, albeit set back from the visibility splays. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the proposed dwelling hereby permitted. 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.
No permitted development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, roof lights, windows, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval).
Window details
The subcills must be pre-formed concrete cills to a depth of 0.15m and the windows all timber framed sliding sashes all as shown in the approved drawing.
Remove unapproved features
Within one month of this approval all extensions and roof lights not approved under this application are to be removed in accordance with drawing 10 726 07.
Attic storage only
The use of the attic/roof space is restricted to the storage of domestic items only; no approval is hereby given for the use of the attic space for any type of living accommodation.
do not oppose has no adverse traffic management, parking or road safety implications
No objection
