30 May 2006 · Delegated
East Craig, St. Judes, Isle Of Man, IM7 2ew
This application sought permission to demolish an existing two-storey house and a derelict barn at East Craige, St. Judes, and replace them with a new detached dwelling and a double garage with storage above. The site sits in an area not zoned for development, on the St. Judes Cross Road in the parish of Andreas. The case officer assessed the proposal against planning circular guidance applicable to rural dwellings. Although the property was no longer in residential occupation, the officer concluded its residential use had not been abandoned.
Permission was granted on 30 May 2006 by delegated authority. The officer concluded that the residential use of the existing property had not been abandoned, and that policy guidance supports redeveloping a decaying dwelling to prevent harm to rural amenities. The proposed replacement dwelling was considered to replicate a traditional Manx style appropriate to the area, and the garage was sited on the footprint of the existing derelict barn. The formal decision record lists 13 conditions.
Houses in the Countryside
Houses in the Countryside
Guide to the Design of Residential Development in the Countryside
Guide to the Design of Residential Development in the Countryside
Housing Policy 12
Isle of Man Strategic Plan (Modified Draft) 2004
Housing Policy 12: The replacement of an existing dwelling in the countryside will generally be permitted unless: (a) the existing building has lost its residential use by abandonment; or (b) the existing dwelling is of architectural or historic interest and is capable of renovation. In assessing whether a property has lost its habitable status (1) by abandonment, regard will be had to the following criteria: (i) the structural condition of the building; (ii) the period of non-residential use(2) or non-use in excess of ten years; (iii) evidence of intervening use; and (iv) evidence of intention, or otherwise, to abandon.
Transport Policy 4
Isle of Man Strategic Plan (Modified Draft) 2004
Transport Policy 4: The new and existing highways which serve any n ew development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan. 11.3.2 Notwithstanding policies within this plan which encourage travel by means other than private car it is anticipated that the number of vehicles using the Island's roads will continue to increase. This increase in demand is likely to lead to a greater need for road impro vements in order that travel can take place in a safe, effective, and environmentally acceptable manner. The Department of Transport will continue to assess the need for such improvements to public highways and undertake works where appropriate, with much of the improvement within existing roads carried out under the provisions of the Town and Country Planning (Permitted Development) Order2005. The need for improvements to the Island's highway network must be balanced against the environmental objectives of this plan.
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This permission relates to the erection of a new dwelling house and garage/store as shown on drawing numbers PW-01 Rev C, PW-15 and PW-16 date stamped 16th March 2006.
Condition 3
The roof(s) must be finished in dark natural slate.
Condition 4
The front and side elevations of the porch to the main dwelling, and the north, south and west elevations of the garage/store porch must be clad in traditionally laid stone prior to completion. Note: Split stone on a backing render is not acceptable as an external finish.
Condition 5
Details of the facing materials for the main dwelling and the front boundary shall be submitted to and approved in writing by the planning authority. Once approved the development shall be carried out only in full accordance with such approved details or any approved amendments.
Condition 6
No existing tree or shrub indicated on the approved plans to be retained shall be cut down, grubbed out, topped, lopped or uprooted without the written consent of the planning authority. Any such tree or shrub removed without such consent or dying, becoming seriously damaged or diseased within a period of 5 years from the completion of the development 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.
Condition 7
The garage and storage area shall be used only for a purpose ancillary to the residential use of the application property
Condition 8
The dwelling hereby permitted shall not be occupied until the car parking provision for that dwelling has been constructed or laid out, and made available for use of the occupants of and visitors to that dwelling.
Condition 9
No development or other operations shall be commenced on this site until adequate steps, which shall have been previously approved in writing by the planning authority, have been taken to safeguard against damage or injury during construction works all trees on the site, or those root structure may extend within the site. In particular no excavations, site works, trenches or channels shall be cut or pipes or services laid or any other works carried out in such a way as to cause damage or injury to the trees by interference with their root structure and no soil or waste shall be deposited on the land in such a position as to be likely to cause damage or injury to the trees.
Condition 10
Prior to the installation of the fuel storage tanks are installed, details of the fuel storage tanks (including any proposed colour coating) and the proposed screen planting shall have been submitted to and approved in writing by the planning authority. Once approved the installation shall be carried out only in full accordance with the approved details or any approved amendments.
Condition 11
No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the planning authority and these works shall be carried out as approved. Details of the hard landscaping works include boundary treatment, including full details of the proposed boundary wall, footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details within 3 months of the first occupation of the dwelling hereby permitted and 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.
Condition 12
The residential curtilage of the replacement dwelling is defined by the red line as shown on drawing number PW-01 Rev C.
Condition 13
Before the access is first used a 2 metre by 23 metre visibility splay at the back of the highway on either side of the proposed access way shall be provided in accordance with the approved drawings.
