10 January 2017 · Delegated - Senior Planning Officer (Sarah Corlett)
Clenagh Veg, Clenagh Road, Sulby, Isle Of Man, IM7 3ab
The proposal involves demolishing the existing two-storey traditional Manx farmhouse-style dwelling, which has unsympathetic flat-roofed extensions, and replacing it with a new two-storey dwelling (plus roof space accommodation) measuring 11.5m x 7.5m footprint (13m including rear cat-slide), 6m eaves height, and 9.2m …
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The proposal qualifies as an exception to countryside development restrictions under General Policy 3(d) and Housing Policy 14 of the Isle of Man Strategic Plan 2016 for one-for-one replacement of rur…
Environment Policy 1
Protects countryside and ecology outside settlements from adverse development unless overriding national need. The officer assessed the replacement dwelling as not adversely affecting the countryside, qualifying under exceptions in GP3.
General Policy 3
Permits development outside zoned areas only for exceptions including replacement of rural dwellings (cross-ref Housing Policies 12,13,14). Proposal accepted as one-for-one replacement in countryside.
Housing Policy 12
Permits rural dwelling replacement unless abandoned or architecturally/historically significant and renovable; considers structural condition, non-use period, intervening use, intent. Existing dwelling habitable (occupied <10 years), not significantly architectural/historic due to alterations.
Housing Policy 14
Replacement must not differ substantially in siting/size (max 50% floor area increase, on footprint); traditional design per Planning Circular 3/91 Policies 2-7 or high-quality modern; re-use stone/slate, match materials; exceptions for environmental improvement. Proposal 49% larger but on similar footprint, traditional front design compliant, rear contemporary but high-quality with no visual harm, overall improvement.
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.
Tree protection fencing
No equipment, machinery or materials shall be brought onto the site for the purposes of the development until fencing has been erected in the location shown on the approved tree protection plan (drawing 5), in accordance with the recommendations of Section 6.2.2 of British Standard 5837:2012. The fencing shall be maintained in position until the development is complete. REASON: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.
Visibility splays and parking spaces
Prior to the occupation of the dwelling hereby approved the visibility splays of 2m x 36m and the two on-site parking spaces all shown on drawing 6 are all required to be provided and retained thereafter. REASON: In the interests of highway safety.
Car parking and manoeuvring areas
Prior to the occupation of any dwelling the car parking and manoeuvring areas as shown on drawing 6 received on 29th November 2016 shall be provided and remain free from obstruction thereafter. Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.
recommend an approval
do not oppose subject to conditions on access, visibility splays, parking and manoeuvring
impact on valuable trees minimal if protective fencing installed per tree protection plan; recommend tree protection condition
Lezayre Parish Commissioners approved the application by majority vote but raised concerns about height and land ownership; DEFA Forestry (Arboricultural Officer) raised initial concerns about tree protection but recommended conditional no objection after tree protection plan submission.
Key concern: tree protection measures initially insufficient for valuable trees 7-12 & 13
Lezayre Parish Commissioners
SupportApproved 4-1 Majority; the proposed dwelling will be much taller than the surrounding properties as its ridge is some 2 metres taller than the existing building; according to the search carried out for the sale of this property in 2013 the sale included two further fields to the north of those shown on the site location plan
Lezayre Parish Commissioners
No CommentThis document supports the comment we made in terms of land ownership. This information may be helpful in the event that interested party status is required to be proved.
DEFA Forestry, Amenity and Lands Directorate
Conditional No ObjectionThe ‘method statement for protection of existing trees’ is not sufficient to give me a high degree of confidence in the outcome for retained trees.; Request that the applicant submits a tree protection plan... around trees 7-12 & 13.; I would not have objected to the removal of either of these trees [spruce No2, cherry No1].
Conditions requested: consider applying conditions relating to tree protection, referencing the plans provided, and specifying that a pre-commencement meeting should take place
DEFA Forestry, Amenity and Lands Directorate
Conditional No ObjectionIf a line of protective fencing is installed as per the submitted tree protection plan (drawing 16/1191/5) then the impact on the most valuable trees on this site will be minimal.
Conditions requested: No equipment, machinery or materials shall be brought onto the site for the purposes of the development until fencing has been erected in the location shown on the approved tree protection plan (drawing 16/1191/5), in accordance with the recommendations of Section 6.2.2 of British Standard 5837:2012. The fencing shall be maintained in position until the development is complete.
