11 January 2023 · Delegated - Principal Planner (Jason Singleton)
Cronk Vane, Stoney Mountain Road, Eairy, Isle Of Man, IM4 3hj
The site at Cronk Vane on Stoney Mountain Road is an unkempt farm parcel in open countryside, featuring a substandard, unoccupied traditional cottage (165m²) with modern extensions, poor repair agricultural sheds, and debris.
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The officer accepted the principle of replacing the uninhabitable, substandard cottage (poor form and function, heavily modified, not a heritage asset) as compliant with policies on replacement dwelli…
General Policy 2
GP2 provides general provisions for development in the countryside, particularly replacement dwellings. The officer assessed the proposal as compliant given the substandard existing cottage and overall sustainable improvements.
General Policy 3
GP3(d) relates to replacement dwellings in countryside. Assessed as acceptable despite siting deviation, justified by visual benefits outweighing strict siting adherence.
Housing Policy 11
Applies to rural housing; officer confirmed policy-compliant design and scale.
Housing Policy 12
Relates to rural replacement dwellings; proposal met requirements with controlled materials and landscaping.
Housing Policy 13
Requires replacements to closely reflect size (within 50% limit - met at 31%) and siting; siting significantly deviated (50m east) but justified by replacing unsightly buildings and landscape benefits.
Environment Policy 1
Pertinent for protecting wider countryside; relocation found to have neutral impact with overall site improvements.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Demolition of existing dwelling and sheds
The existing dwelling known as Cronk Vane to the west of the site and the existing sheds directly to the east of the existing dwelling, both identified on Drawing No.1 and the Block Plan forming part of this application, shall be entirely demolished and the ground beneath returned to an agricultural use and condition, to the satisfaction of the Planning Authority, prior to the first occupation of any part of the dwelling and garage hereby approved.
Hard surfaced driveway
The driveway to the approved dwelling shown on the proposed plans shall be installed to a hard surface finish, including the complete removal of any barn or shed on the course of that driveway, prior to the commencement of development of the dwelling.
Garage use restriction
The garage(s) hereby approved shall be used for the parking of private cars only and shall not be used for the parking of commercial vehicles and/or for the repair/maintenance of commercial vehicles.
Bat survey
No development shall commence until a bat survey has been submitted to and approved in writing by the Department. The bat survey shall identify impacts on bat species together with mitigation, where appropriate, including a timetable for its implementation. The development shall not be carried out unless in accordance with the approved details.
Contamination protocol
In the event that contamination is found at any time when carrying out the approved development that was not previously identified, it must be reported in writing immediately to the Department. An investigation and risk assessment must then be undertaken in accordance with the requirements of the Environmental Protection Unit and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of the Environmental Protection Unit which is subject to the approval in writing of the Department. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Department in accordance with the guidance of the Environmental Protection Unit.
Landscaping scheme
No development shall be commenced until a hard and soft landscaping scheme has been submitted to and approved in writing by the Department. Such a scheme shall include details of all walls, fences, trees, hedgerows and other planting which are to be retained; details of all new walls, fences and other boundary treatment and finished ground levels; a planting specification to include native boundary planting; the location of grassed areas details of the hard surface treatment of the open parts of the site and a programme of implementation. All landscaping shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with the programme agreed in writing with the Department. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Restricted permitted 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 development shall be undertaken under the following classes of Schedule 1 of the Order at any time: Class 13 - Greenhouses and polytunnels; Class 14 - Extension of dwellinghouse; Class 15 - Garden sheds and summer-houses; Class 16 - Fences, walls and gates; Class 17 - Private garages and car ports.
no objections
no significant negative impact
DEFA Biodiversity recommends bat and bird surveys prior to demolition due to potential roosts and nests; Highway Services and Malew Parish Commissioners raise no objections.
Key concern: potential for legally protected roosting bats
DEFA Biodiversity
Conditional No ObjectionWe strongly recommend that an assessment for bats is undertaken on the property prior to demolition.; Should nesting birds be present then the demolition must wait until the birds have finished nesting and have vacated the property.; The presence of bats and birds will not stop the demolition from taking place, but provision must be made for their ongoing protection.
Conditions requested: assessment for bats undertaken prior to demolition; thorough checks for nesting birds and roosting bats prior to demolition; avoidance and mitigation measures required if roosting bats or nesting birds present including installation of new bat roosting or bird nesting places
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; The Applicant is advised to consider installing an electric vehicle charging point. Bicycle parking could be accommodated within the proposed garage.
Malew Parish Commissioners
No ObjectionMalew Parish Commissioners have no objections to the following planning applications... 22/00458/B
