18 July 2016 · Planning Committee
Clypse Mooar Cottage, Clypse, Onchan, Isle Of Man, IM4 5bf
The site at Clypse Cottages, Clypse Moar, Onchan, is an irregularly shaped parcel of open land west of Clypse Mooar Road, formerly occupied by two uninspiring detached dwellings that have since been demolished.
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The principle of two replacement dwellings was accepted due to an extant detailed approval under PA 13/91198/REM, making a strict reading of Housing Policy 14 (requiring one-for-one replacements on si…
General Policy 2
Requires development to respect site/surroundings in siting, scale, design; not adversely affect landscape character, amenity, or highway safety; incorporate topography/landscape features. Officer assessed proposal as compliant due to improved siting back from road, separation reducing mass, traditional design, Manx bank and trees retained/enhanced, no highway objection.
Housing Policy 14
Permits countryside replacement dwellings not substantially different in siting/size unless resulting in environmental improvement; prefer traditional design per Circular 3/91. Proposal deviates from footprint but approved as notable improvement in visual impact, reduced massing, better amenity space over extant scheme; officer noted it pushes policy limits but acceptable given appeal precedent.
Policy O/ERS/P/22
Onchan Local Plan designates site as Open Space/Area of High Landscape Value unsuitable for development, protecting countryside. Proposal considered contrary but justified by replacement dwelling status and prior approvals.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Visibility splays
Prior to any construction works associated with the development hereby approved taking place, the visibility splays shown on Drawing 1001/PL100 Rev B, dated as having been received 16th June 2016, shall be provided and remain unobstructed at a height of 1.05m thereafter.
Car parking provision
Prior to the occupation of any of the dwellings hereby approved, the garage, car parking and manoeuvring areas shall be provided.
Window details
The windows shown on Drawing 1001/PL101 Rev A shall be of sliding sash opening mechanism and retained as such thereafter.
Inter-plot boundary fencing
The first 15m of the boundary between the dwellings hereby approved shall be constructed of vertical hit-and-miss fencing of up to 2m in height, unless otherwise agreed in writing in advance with the Department, and retained as such thereafter.
Other boundary treatments
All boundary treatment, with the exception of that outlined in Condition 5 above and also with the exception of the Manx bank at the frontage of the dwellings, shall be constructed of either post-and-rail fencing or post-and-wire fencing, and retained as such thereafter.
No garden sheds/summerhouses
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 garden sheds or summerhouses shall be erected or placed within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
No greenhouses/polytunnels
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 greenhouses or polytunnels shall be erected or placed within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
no objection subject to conditions on visibility splays, highway improvements, and car parking provision
recommended the application be approved
Highways Division does not oppose subject to two specific conditions on highway improvements and parking provision; Onchan District Commissioners recommend approval.
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionDo not oppose with condition/comment; DNOC on 31/05/16
Conditions requested: Prior to any construction the highway improvements shall be installed in accordance with drawing no 1001/PL100 Rev A dated April '16 and the visibility splays shall remain unobstructed at a height of 1.05m thereafter.; Prior to the occupation of any dwelling the garage, car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter.
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only.
