27 November 2012 · Planning Committee
Cronk Breck, Bernahara Road, Andreas, Isle Of Man, IM7 3hh
The proposal involved adding a two-storey extension to the rear/side of the existing garage at the recently built replacement dwelling Cronk Breck, providing ground floor garaging and first floor living space (dressing room and gymnasium).
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The officer assessed the proposal against Housing Policy 15 of the Isle of Man Strategic Plan 2007, which permits extensions to traditionally styled countryside properties if they respect the proporti…
Housing Policy 15
Requires extensions to traditionally styled countryside properties to respect proportion, form and appearance of existing building; floor space >50% only exceptional. Officer confirmed proposed floor space <50% of existing dwelling; design echoes existing, height lower than main house, thus compliant. No tension noted.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to drawing no.s 11, 51, 52, 101 rev. A and 102 rev. A date stamped the 9th October 2012.
Curtilage definition
For the avoidance of doubt the red line defined on drawing no. 11 is taken to show the definition of the application site only and shall not be construed as defining a residential curtilage of Cronk Breck. Unless amended by a subsequent planning approval the residential curtilage of Cronk Breck is as defined within previous planning applications 09/01011/B and 10/00216/B.
no objections
Do not oppose; has no traffic management, parking or road safety implications
Highways Division and Andreas Parish Commissioners raised no objections to application 12/01363/B, while a neighbour objected due to concerns over floor area increases beyond policy, boundary proximity, and site curtilage definition.
Highways Division
No ObjectionDo not oppose has no traffic management, parking or road safety implications
Andreas Parish Commissioners
No Objectionmy Commissioners have now considered the above proposed development, and have no objections thereto
The original application for a single storey extension to provide garage, car port, and utility spaces was refused because the dwelling already exceeded Housing Policy 14 limits relative to the replaced building, and further extension would depart further from policy. Appellants argued the extension provides no additional living space, improves appearance, had officer recommendation for approval, and no objections. The inspector found the extension would not respect the proportion, form, and appearance of the existing traditionally styled rural house under Housing Policy 15, despite not exceeding the 50% floorspace limit quantitatively, due to its scale, ridge height, and unbalanced projections. Planning history showed prior refusals for larger schemes but approvals for the current house. The appeal was dismissed to safeguard countryside amenities.
Precedent Value
Even for non-living extensions to approved large rural replacements, strict qualitative design tests under HP15 apply independently of HP14; quantitative limits are secondary to visual respect for traditional form, setting high bar for further countryside development.
