Erection of two dwellings with garages to replace existing

Why was this approved?

• Replacement improves character over existing poor dwellings
• Compliance with prior approval in principle footprint/curtilage
• Neighbour amenity protected by distance, screening, landscaping
• Highway safety improvements
• Traditional design and materials conditioned
• Area of High Landscape Value but infill replacement acceptable

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Decision & Reasoning

Conditions (10)

1. 1

   Approved drawings

   This approval relates to drawing numbers: 208/07 Rev A, 208/08, 208/06 Rev A, 208/05 Rev A, 252/01

2. 2

   Time limit

   The development hereby permitted shall commence before the expiration of four years from the date of this notice.

3. 3

   Residential use only

   The building may only be used as a private residence.

4. 4

   Roof materials

   The roof(s) must be finished in natural slate or a high quality imitation slate which must be approved by the Planning Authority PRIOR to the commencement of works.

5. 5

   Window type

   The windows on the front and side elevations including the garage must be vertical sliding sash. This opening method must be retained in perpetuity unless planning permission is granted for an alternative opening method.

6. 6

   Glazing bars

   All glazing bars must be externally fitted on installation.

7. 7

   Exterior stonework

   The exterior stonework must be of a traditional nature. NOTE: Split stone on a backing render is not acceptable as an external finish.

8. 8

   Landscaping scheme

   Landscaping must be carried out in accordance with drawing number 208/08.

9. 9

   Landscaping implementation/maintenance

   All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.

10. 10

    Access arrangements

    Prior to the commencement of works on the houses, the access arrangements must be altered in accordance with the approved plans.

Public Comments (4)

Consultation Responses

DOT Highways has no adverse comments subject to a condition on vehicular access layout; Marown Parish Commissioners consistently have no objection; Isle of Man Fire and Rescue Service recommends smoke detection; a third-party representation objects due to privacy intrusion.

The original application (02/00451/B) was a reserved matters submission following approval in principle (01/1005) for demolishing two existing non-traditional dwellings and replacing them with two larger traditional dwellings and garages at Top Road, Crosby, Marown. The Planning Committee approved it after review despite neighbour objections from Miss Baxter regarding proximity, height, levels, privacy, light, and visual impact. The appellant argued the two-storey dwelling on plot 1 was too close (reduced distance from approved plan), causing intrusion, overlooking into her lower-level garden/patio, and inadequate screening. The applicant and Committee countered with distances (10m to boundary, 26m to gable), dense existing vegetation proven by winter photos, additional planting, and no material light loss at 25m separation. The Inspector found minor footprint changes not a material departure from the approval in principle, confirmed via site visit that proposed landscaping would mitigate impacts sufficiently with no significant overlooking, overbearing effect, or light loss, noted a drawing anomaly for clarification, and recommended dismissing the appeal while granting approval with conditions.