5 September 2023 · Planning Committee (presented by Mr Jason Singleton)
Field 435254, Lane From Scarlett Road, Scarlett, Castletown, Isle Of Man, IM9 1tb
The proposal involves extending and remodelling the existing two-storey dwelling at Curlew Cottage, Scarlett, Castletown, by removing ad hoc extensions and adding a part two-storey/part single-storey rear extension (16m wide x 7m deep), a first-floor master bedroom (7.3m x 6.5m), and an attached garage with covered car…
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The officer acknowledged balances to strike but judged the scheme acceptable due to its well-designed contemporary approach with high-quality materials like slate roofing, natural stone, vertical timb…
Housing Policy 16
Requires extensions to non-traditional countryside dwellings to be high-quality design that does not detract from countryside character or increase visual impact from public views. Officer assessed the proposal's contemporary extensions as compliant due to proportionate scale, rear positioning, material palette (slate, stone, timber), and landscaping screening, despite potential prominence, finding it an improvement over existing ad hoc appearance.
Environment Policy 1
Protects countryside from harmful development. Officer found no adverse visual harm due to design integration, material improvements, renewable features, and biodiversity gains outweighing massing increase in this elevated, visible rural location.
Spatial Policy 5
Requires development to positively contribute to Island's environment via good design. Supported modern interpretation with design statement justifying passive solar gain, insulation, and renewables aligning with local distinctiveness guidance.
General Policy 3
Provides exceptions to countryside development restrictions. Proposal outside exceptions but justified under HP16 for existing dwelling alterations; curtilage strictly controlled by condition.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Access and parking provision
The development hereby approved shall not be occupied until the access and parking areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and access of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for parking and turning of vehicles in the interests of highway safety.
Materials approval
Prior to the commencement of works on site for this approval, a schedule of materials and finishes and samples or trade literature of those materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.
Pitched roof materials
The pitched roof must be finished in either dark natural slate or a material which has first been approved in writing by the Department and retained as such thereafter. Reason: To ensure a suitable finish to the proposed dwelling.
Removal of permitted development rights
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no development shall be undertaken under the following classes of Schedule 1 of the Order at any time: Class 13 - Greenhouses and polytunnels; Class 14 - Extension of dwellinghouse; Class 15 - Garden sheds and summer-houses; Class 16 - Fences, walls and gates; Class 17 - Private garages and car ports; Class 18 - Domestic fuel storage tanks; Class 21 - Decking; Class 26 - Garage doors. Reason: To control future development on the site.
Fenestration colour
The fenestration details of the proposed building hereby approved must be a dark grey colour, or as otherwise agreed in writing by the department and being retained thereafter. Reason: In the interests of the character and appearance of the site and surrounding area.
Tree and planting implementation
All tree planting comprised in the approved details referenced; Landscape overview and details contained in Appendix 2 of the design statement shall be carried out in the first planting and seeding seasons following the completion of the development or occupation of the property, whichever is the sooner. Any trees which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: To ensure the provision of an appropriate landscape setting to the development and for biodiversity net gain.
Garage use restriction
The proposed garage hereby approved shall be kept available for parking of private vehicles, the storage of plant and machinery with the running of Curlew Cottage and its surrounding grounds as a domestic dwelling. REASON: To restrict further development in the countryside.
Sedum roof details
No development shall commence until a planting schedule and plan of the grass seedum roof to be used has been submitted to the Department and approved in writing. The development shall be carried out as indicated on the approved drawings and retained as such thereafter. Reason: In the interests of the character and appearance of the site and surrounding area.
Residential curtilage definition
The residential curtilage shall be laid out in accordance with plan (299/020) and retained thereafter. REASON: To prevent further development into the countryside.
no objection
no significant negative impact upon highway safety, network functionality and/or parking; acceptable visibility; no change at public highway interface
no objection to Solar PV provided necessary network reinforcement undertaken
in support due to biodiversity enhancements including landscaping, re-wilding, native planting, pond restoration, wood piles, bird/bat boxes; recommend avoiding buddleia
All consultees (Highway Services HDC, DEFA Ecosystem Policy, Malew Parish Commissioners, and Manx Utilities) raised no objections to application 23/00681/B, with supportive comments on biodiversity enhancements and a conditional note on utility reinforcement.
Key concern: electricity network reinforcement required for solar PV connection
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; The Applicant is advised to consider installing an electric vehicle charging point to aid net zero objectives.; The alterations to the access position at the dwelling are from an unadopted lane with acceptable visibility on egress. There is no change at the public highway interface.
DEFA Ecosystem Policy
SupportThe Ecosystem Policy Team are writing in support of this application which specifically includes features for the purpose of supporting and enhancing local biodiversity.; It is really wonderful to see that the plans include extensive landscaping and re-wilding, including a zoned wildlife area which is to be planted with native species and where a pond is to be restored, as well as the creation of wood piles, the installation of a variety of bird and bat boxes and wildlife friendly planting across the rest of the site.; My one comment would be that I recommend that buddleia is not used in the transition area as it is non-native and though not an invasive species, has a propensity to spread and therefore could very easily spread into the native wildlife area.
Conditions requested: buddleia is not used in the transition area
Malew Parish Commissioners
No ObjectionMalew Parish Commissioners have no objections to the following applications. 23/00681/B
Manx Utilities
Conditional No ObjectionManx Utilities can confirm that we have discussions with the property owner regarding the connection of Solar PV at this property. An amount of electricity network reinforcement will be required to allow this connection.; We have no objection to the Solar PV provided that the necessary reinforcement work is undertaken.
Conditions requested: necessary reinforcement work is undertaken to allow this connection
