13 August 2008 · Delegated
High Bank, Knock Froy Road, Santon, Isle Of Man, IM4 1jd
This application sought approval in principle to erect a replacement dwelling at High Bank, Knock Froy Road, Santon, Isle of Man. The site is described as a roughly square piece of land to the east of the existing property, set within a larger area of fields. During the course of the application, amendments were made to revise the siting of the proposed replacement dwelling and to reduce the curtilage. The application was decided by the Director of Planning and Building Control under delegated authority. Permission was granted on 13 August 2008, subject to six conditions.
The application was approved in principle on 13 August 2008 by the Director of Planning and Building Control under delegated authority. The proposal was amended during the process to revise the siting of the replacement dwelling and reduce the curtilage, which appears to have addressed planning concerns. Six conditions were attached to the approval.
Housing Policy 14
Housing Policy 14: Where a replacement dwelling is permitted, it must not be substantially different to the existing in terms of siting and size, unless changes of siting or size would result in an overall environmental improvement; the new buildi ng should therefore generally be sited on the "footprint" of the existing, and should have a floor area (1), which is not more than 50% greater than that of the original building (floor areas should be measured externally and should not include attic space or outbuildings). Generally, the design of the new building should be in accordance with Policies 27 of the present Planning Circular 3/91, (which will be revised and issued as a Planning Policy Statement). Exceptionally, permission may be granted for bui ldings of innovative, modern design where this is of high quality and would not result in adverse visual impact; designs should incorporate the re -use of such stone and slate as are still in place on the site, and in general, new fabric should be finished to match the materials of the original building. Consideration may be given to proposals which result in a larger dwelling where this involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design or siting, there would be less visual impact. 8.11.3 It is unlikely that permission will be given for permanent replacement of dwellings which were never intended to have a permanent residential use, such as chalets and other structures built of materials for only temporary or seasonal use. 8.12 Extensions to Residential Property 8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a gener al presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general. (3) Floor Space is defined in Appendix 1 (1) Floor Area is defined in Appendix 1 8.12.2 Extensions to properties in the countryside As there is a general p olicy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be ac ceptable where these destroy the existing character of the property. In the case of non -traditional properties, where these are of poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable . It may be preferable to consider the redevelopment of non -traditional dwellings or properties of poor form with buildings of a more traditional style and in these cases, the Department may consider an increase in size of the replacement property over and above the size of the building to be replaced, where improvements to the appearance of the property would justify this.
Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside
design of the new building should be in accordance with Policies 2-7
Planning Circular 1/92
Condition 1
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
Condition 2
This permission relates to the principle of the erection of a replacement dwelling in the position shown in the drawings received on 25th June, 2008.
Condition 3
The new dwelling must be designed generally as a traditional cottage as described in Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside. Regard will be had to the size of dwelling already permitted on the site of the existing dwelling as approved under PA 06/0890 and a dwelling accommodating this amount of floor space. (approximately 400 sq m ) will be acceptable if provided in accordance with the above design criteria.
Condition 4
Within three months of the completion of the new dwelling, the existing property, High Bank must be demolished, all material removed from site and the site restored to agricultural field.
Condition 5
The residential curtilage of the new dwelling must be formed as shown in the approved drawings and constructed as a traditional Manx bank in accordance with Planning Circular 1/92.
Condition 6
Prior to the commencement of works on site, visibility splays of 2 m by 18 m must be accessible to drivers of vehicles emerging from the site onto the access lane and from the lane onto the roadway leading to the A5 Castletown Road. If works are required to the roadside hedges to achieve this, these works must be included in the application for reserved matters.
