4 July 2016 · Planning Committee
Lanjaghan Farm, Lanjaghan Road, Abbeylands, Isle Of Man, IM4 5eq
The application seeks approval of reserved matters following an earlier Approval in Principle (13/00546/A) for replacing a farmhouse at Lanjaghan Farm with a new detached dwelling, using the existing farm lane for access.
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The proposal provides details reserved from the earlier Approval in Principle (13/00546/A), which required a sensitively designed and sited dwelling per Housing Policy 14.
Housing Policy 14
Requires replacement dwellings in countryside not substantially different in siting/size unless improving environment; floor area not more than 50% greater, on existing footprint, traditional design per Planning Circular 3/91. Officer assessed the 40% larger proposal as compliant due to reduced frontage, less visual impact, traditional proportions fitting the non-modest existing Arts and Crafts house, and woodland screening minimising landscape harm.
Environment Policy 7
Prohibits development harming watercourses without mitigation; requires risk assessment, pollution measures, phased works, 8m buffer. Proposal near adjacent watercourse; DEFA initially sought info but satisfied after applicant separated proposed pond from streams, avoiding water quality impacts.
Time limit
This development must commence before 9th September, 2018 as required by condition 3 of the approval in principle.
Bat survey
No development, including demolition, shall commence until a bat survey has been submitted to and approved in writing by the Department. The bat survey shall identify impacts on bat species, together with mitigation, where appropriate, including a timetable for its implementation. The development shall not be carried out unless in accordance with the approved details.
no objection
content following amendments to separate water courses from proposed pond
do not oppose the application
Mixed responses from consultees: Isle of Man Natural History & Antiquarian Society objects due to landscape impact; Onchan District Commissioners approve; DEFA Fisheries raises no objection after design revision; DEFA Biodiversity queries bat survey; DOI Highways defers; overall conditional support pending bat survey and highways input.
Key concern: proposed building far more prominent in the landscape than existing and not sensitively designed
Isle of Man Natural History & Antiquarian Society
Objectionreplacement dwelling should "be sensitively designed and sited"; Overall, it will therefore be far more prominent in the landscape and anything but sensitive to it.; The Society therefore objects to the application as it does not concur with the Inspector's report on the approval in principle
DEFA Inland Fisheries
No ObjectionDEFA fisheries would have no objections to the development going forward with this revised design.; the pond will be separate from the watercourse, with no intake or outflow to it.
Conditions requested: complete the attached Development within 9 Metres of Watercourse form
DEFA Senior Biodiversity Officer
No CommentHas a bat survey now been undertaken on this site? This was recommended in my response to applications 15/00546/A and 15/00547/B. I understand that it was a recommended condition following the planning inquiry.
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only.
DEFA Inland Fisheries
No ObjectionDEFA fisheries would have no objections to the development going forward with this revised design.
Department of Infrastructure (DOI) Highways Division
No CommentHighways input deferred pending further information/input
