17 March 2023 · Delegated - Principal Planner Chris Balmer
Little Admiralty House, Rhenab Road, Cornaa, Ramsey, Isle Of Man, IM7 1el
The site is a traditional two-storey Manx countryside dwelling with existing single-storey rear extensions and a garage, located in the countryside within an Area of High Landscape or Coastal Value.
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The proposal was approved because it complies with General Policy 2, General Policy 3, Environment Policy 2, and Housing Policy 15 of the Strategic Plan, as well as Policies 3 and 5 of Planning Circul…
General Policy 2
General Policy 2 (b)(c)(g)(m)(n) requires development to respect amenity, character, and landscape. The officer assessed the extension's design as respecting the form and appearance of the traditional cottage, with no negative impact on character or landscape despite bi-fold doors.
General Policy 3
General Policy 3 discourages development in the countryside but permits extensions to existing dwellings if well-designed. The proposal was accepted as the site has an existing dwelling and the extension complies via quality design under linked policies.
Environment Policy 2
Environment Policy 2 protects landscapes in AHLV. The single-storey extension was found not to negatively impact the area's landscape or character, despite partial visibility from the road.
Housing Policy 15
Housing Policy 15 allows extensions to traditional dwellings in countryside if no bigger than 50% of existing building and respecting proportion, form, and appearance. The proposal fits within the size limit and matches the host dwelling's style.
Policy 3 of Planning Circular 3/91
Requires extensions to maintain character of original form. The pitched-roof extension respects the original cottage form.
Planning Circular 3/91 Policy 5
Requires doors and windows to follow traditional rural forms. Bi-fold doors do not fully match traditional proportions but overall design is acceptable as it distinguishes the extension.
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 alterations without approval
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.
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. Reason: To provide adequate safeguards for the bats.
no highway interest in this application
the undermanagement of the site has negative impact on their property so any proposal that attempts to rehabilitate the site is welcomed
DEFA Biodiversity requests bat and bird surveys prior to determination due to high potential for protected species; Highway Services and Garff Commissioners have no objections.
Key concern: potential for legally protected roosting bats and nesting birds
DEFA Biodiversity
Conditional No ObjectionThe Ecosystem Policy Team would like to highlight the potential for legally protected roosting bats and nesting birds at this location; Bat Conservation Trust recommend that bat surveys are undertaken prior to the demolition of any buildings which are located within or immediately adjacent to woodland and/or water; survey reports are submitted prior to determination in line with best practise, which is referred to in Section 9.2.4 of the British Standard Biodiversity - Code of Best Practise for Planning and Development (BS 42020:2013)
Conditions requested: preliminary assessment for bats and nesting birds by suitably qualified ecological consultant prior to determination; if preliminary assessment identifies suitability or evidence of bats/birds, further surveys required; report detailing findings, additional surveys, avoidance and mitigation measures submitted to Planning prior to determination; survey reports submitted prior to determination in line with best practice (BS 42020:2013)
Highway Services HDC
No ObjectionHighway Services HDC has no interest (NHI) in: 22/01470/B
Highway Services HDC
No ObjectionHighways Development Control notes the amendments uploaded on 22 February 2023 and continues to have no highway interest in this proposal.
Highway Services HDC
No ObjectionHighways Development Control notes the revised description published on 2 March 2023 and continues to apply no highway interest to this proposal.
Garff Commissioners
No ObjectionThe consensus was that the refurbishments would retain the character of the dwelling when viewed from public areas. The extension and balcony to the rear were discussed in detail and felt to be acceptable additions.; Resolved: No objection.
