4 June 2007 · Planning Committee
Telford Cottage, Leodest Road, Andreas, Isle Of Man, IM7 3eg
The proposal involved renovating the existing derelict Leodest Cottage, an attractive traditional Manx cottage with exceptional stonework, and adding a modest rear extension to provide essential additional living space for the small 'two up two down' property.
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The officer addressed previous refusals from 05/00586/A by noting removal of the detached garage and submission of a smaller, more traditional extension design after pre-application discussions, makin…
Planning Circular 1/88 Residential Housing in the Country
Requires established lawful residential use; cottage abandoned but prior Committee wished retention due to character, so refurbishment/extension accepted despite policy tension. Curtilage extension into countryside assessed as not significantly harmful given smaller scale and necessity for access/parking.
Planning Circular 3/91 'Guide to the Design of Residential Development in the Countryside'
Governs extensions in countryside; extension compliant due to traditional character, appropriate size, setback, and limited visibility from road.
Housing Policy 12
Restricts new rural housing; applied to abandonment but outweighed by retention merit. Cited in prior refusal for curtilage harm.
Housing Policy 14
Limits curtilage encroachment into countryside; smaller extension here not 'significant' harm to openness/visual amenities.
Housing Policy 15
Concerns extension scale/appearance; revised scheme proportionate/not incongruous after garage removal.
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 the submitted documents and drawings 4106-1, 4106-2, 4106-3, 4106-4, 4106-5, 4106-6 and 4106-7 all received on 6th February 2007.
Hard landscaping scheme
Prior to any works of the development, there must be submitted to and approved by the Planning Authority a scheme indicating the surfacing of the track and car parking area (hard landscaping).
Roof materials
The roof(s) must be finished in dark natural slate.
Retain boundary wall
The existing stone wall which forms the boundary between the garden and the Leodest Road must be retained. For the avoidance of doubt this includes the existing stone pillars.
no objection
do not oppose
vastly better than previous scheme, acceptable even if Registered, simple yet ingenious design, applaud and support it
no comment on merits, recommend smoke detection note
Responses include support from a neighbour, objection from SPMC&E on use confusion and planning policy grounds, concerns from a consultant on materials, no objections from parish and highways, and fire safety recommendations; application was ultimately permitted.
Key concern: confusion of uses and inappropriate industrial/art gallery in countryside (SPMC&E objection)
Andreas Parish Commissioners
No Objectionmy Commissioners have now considered the above proposed development, and have no objections thereto.
Department of Transport, Highways Division
No ObjectionDo not oppose
Isle of Man Fire and Rescue Service
Conditional No ObjectionThe installation of mains wired, interconnected domestic smoke detection conforming to BS 5446 : Part 1 : 2000, and installed to conform with BS 5839 : Part 6 : 1995, is recommended
Conditions requested: The installation of mains wired, interconnected domestic smoke detection conforming to BS 5446 : Part 1 : 2000, and installed to conform with BS 5839 : Part 6 : 1995, is recommended in accordance with Section 1 of the Building Regulations 2000 – Approved Document B
Society for the Preservation of the Manx Countryside & Environment
ObjectionThe Society OBJECTS to this proposal on the grounds of confusion of uses, lack of information as to compliance with Circular 3/89 and proof of need.; Do we want such an industrial use in the countryside?; Oughtn’t that be in a town too?
Beastie Dovey
SupportI sincerely hope that the planning committee can ensure that it too is retained and restored.; I really do hope not and although it is not in good shape I cannot see why it too could not be renovated.; I therefore urge the Planning Committee to do what it can to control light pollution
Conditions requested: ensure that [stone wall] is retained and restored; ensure granite gate pillar is renovated; control light pollution e.g. use of downlighters, brightness of lights, appropriate colour, hours of illumination
Ian K Bleasdale
ObjectionWe feel it ABSOLUTELY ESSENTIAL that this condition be maintained.; They should be timber, joiner-made, to exactly replicate the originals.; on this very special building, we feel we must [object to PVC]
Conditions requested: windows should be timber, joiner-made, to exactly replicate the originals
