14 March 2016 · Planning Committee
Sycamore House, Glen Duff, Ramsey, Isle Of Man, IM7 2at
The proposal involves building a traditional Manx-style two-storey dwelling with a footprint of 15.7m x 8.5m (excluding porch and outrigger), eaves height of 6.2m, ridge height of 10.2m, finished in Manx stone to the front, smooth painted render, grey slate roof, and dark 'Ebony' uPVC windows, plus a detached double ga…
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The principle of a replacement dwelling was established by prior approvals including 09/02062/B (approved on appeal), 12/00527/B, and 14/00909/B, which accepted substantial increases over the original…
General Policy 3
GP3 permits development outside zoned areas including replacement of existing rural dwellings subject to Housing Policies 12-14. The officer assessed the site as qualifying via prior approvals establishing the principle, with this proposal acceptable as a replacement despite countryside location.
Housing Policy 14
HP14 allows replacement dwellings not substantially different in siting/size (max 50% increase) unless changes improve environment, with traditional design preferred. Exception granted as prior appeal (09/02062/B) justified large scale for replacing poor-form buildings with traditional ones reducing visual impact; this proposal improves proportions/form over priors via 40-degree pitch, fitting local character despite 305-438% increase.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Landscaping scheme
No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the proposed dwelling hereby permitted. All planting shall be carried out in accordance with the approved details in the first planting and seeding seasons following that first occupation. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the Department gives written consent to any variation. Reason: To ensure the provision of an appropriate landscape setting to the development.
No further alterations
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 extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
no objection
Lezayre Parish Commissioners unanimously object to the amended plans for being larger than previously approved and raising concerns over overlooking, screening, and sewage drainage. Highways Division do not oppose the application.
Key concern: size of house larger than agreed in previous application 14/00909/B
Lezayre Parish Commissioners
ObjectionRefuse Unanimous.; The size of house for this plot should be as agreed in the previous application 14/00909/B.; The new revised plans not only have a larger footprint than already approved, but it is taller both at the eaves and the ridge and it also has an attic room.; Will this be a concern for overlooking? Although some trees already exist on the boundary of the plot, are these sufficient to give the necessary screening?; The new proposed dwelling should re-visit where the foul sewage is drained to, as it surely would be better drained to the existing culvert.; My members feel that if this larger property were to be approved, it would set a precedence for future housing on plot 2.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; DNO on 4.2.16; Highways input deferred pending further information/input
The original application 16/00098/B for erection of a detached dwelling with garage (amendment to PA 14/00909/B) at Plot 1 Sycamore House, Glen Duff, was permitted by the Planning Committee on 14 March 2016 despite the site's complex history involving multiple prior approvals for replacement dwellings. Lezayre Parish Commissioners appealed, arguing the proposal far exceeded the 50% floor area increase allowed under Housing Policy 14 (HP14), breached prior approvals, raised drainage concerns, and set a poor precedent while the adjacent café remained. The Planning and Building Control Directorate defended the approval citing compliance with GP3 and HP14 exceptions for environmental improvement, traditional design, reduced visual impact, and consistency with prior permissions including a 2010 appeal precedent. The independent inspector conducted a written representations appeal with site visit on 20 June 2016, agreed the principle was established, found the design and siting resulted in overall environmental improvement justifying the size increase, and dismissed other concerns as non-material. The appeal was dismissed, upholding the permission with standard conditions.
Precedent Value
Reinforces that HP14 50% limit flexible for countryside replacements where poor form structures replaced by traditional designs with reduced visual impact and environmental improvement, even if café/signage remains adjacent. Future applicants should document prior permissions, quantify benefits vs existing, use vernacular features, and prove minimal public visibility.
Inspector: Anthony J Wharton BArch RIBA RIAS MRTPI
