**Document:** Planning Report and Recommendation **Application:** 06/01123/A — Approval in principle for cottage to be used as guest accommodation / granny annex and demolition of existing greenhouse and erection of a replacement dwelling **Decision:** Refused **Decision Date:** 2006-09-07 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/81256-greeba-kerrow-ny-glough-cottage-replacement-demolition/documents/1475612 --- # Planning Report and Recommendation ### Appendix 1 ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations [Table omitted in markdown export] ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The site represents an area of land to the east of Greeba Mill Road, Greeba. The site currently accommodates a detached Manx cottage with large conservatory extension, together with an existing greenhouse and storage building. #### Planning Status The site is located within an area designated as being High Landscape Value and Scenic Significance in the 1982 Development Plan Order. In addition, the site is zoned as Private Woodland or Parkland. The site is not currently zoned for residential development. ### Planning History There have been previous applications relating to the site, however, none of these are considered relevant to this application. ### Representations German Parish Commissioners wished to defer comments on the application pending full approval being submitted. The Department of Transport Highways and Transport Division object to the proposal on grounds of lack of stopping sight distance. A resident of Port Soderick supports the proposal. ### The Proposal The application seeks approval in principle for the construction of a dwelling and the retention of the existing dwelling for use as guest accommodation/granny annexe. In association with the proposal it is proposed to demolish the existing greenhouse. ### Assessment The existing dwelling on site is an attractive Manx cottage that has been extended by the addition of a large, double height conservatory. It is considered that the dwelling retains its residential status and therefore the principle of replacing this dwelling by its demolition and the construction of a dwelling on or adjacent to the footprint is considered to be acceptable and in accordance with Planning Circular 1/88 – Residential Development – Houses in the Countryside. However, this application seeks the retention of the existing dwelling albeit with the proposed use being as guest accommodation/granny annexe, and the construction of a new dwelling within the site. The application therefore falls to be considered as proposing the construction of a new dwelling in the countryside and not as a replacement dwelling. Planning Circular 1/88 advises that land is zoned for residential development and outside those areas, land is intended to remain substantially free from development. The site on which it is proposed to construct a dwelling is not zoned for further residential development and on the basis that it is intended to retain the existing dwelling, is therefore considered contrary to the established policies of the Department in relation to new dwellings in the countryside. In addition, the Department of Transport Highways Division object to the development on the basis that the construction of a new dwelling on the site would result in the generation of additional traffic through and existing access which does not offer sufficient stopping sight distance, contrary to the interests of highway safety. ### Party Status It is considered that all parties who made who made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status, except those listed below: Mr A Jessop, Seacliffe, Old Castletown Road, Braddan SPMCE ### Recommendation Recommended Decision: Refused ## Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals R 1. The construction of a new dwelling on the site would be contrary to the established policies of the Department insofar as the land is not currently zoned for residential development. The retention of the existing dwelling and its proposed conversion to guest accommodation negates the application being considered as a replacement dwelling in accordance with the Departments policies. R 2. The construction of a new dwelling on the site would result in the generation of additional traffic through and existing access which does not offer sufficient stopping sight distance, contrary to the interests of highway safety. Decision Made : ... Committee Meeting Date : ... --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/81256-greeba-kerrow-ny-glough-cottage-replacement-demolition/documents/1475612*