12 April 2023 · Planning Committee
Scarlett Farm, Scarlett, Castletown, Isle Of Man, IM9 1tb
The proposal is for a traditional Manx farmhouse-style two-storey dwelling with a detached double garage, located in the south-eastern corner of an agricultural field adjacent to existing farm buildings at Scarlett Farm.
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The principle of an agricultural worker's dwelling was established by prior Approval in Principle (PA 20/00995/A) allowed at appeal, so assessment focused on reserved matters of design, visual impact,…
Spatial Policy 5
Requires high quality design and minimal visual impact. Officer assessed the farmhouse design, siting near farm buildings, and landscaping as sympathetic and non-harmful to countryside landscape.
General Policy 2
General development considerations including amenity (g,h). No material amenity impact on neighbours; high standard spacious dwelling for occupants.
General Policy 3
Exceptions to development in countryside. Acceptable due to established agricultural need from prior approval and compliant siting/design.
Environment Policy 1
Protection of countryside. No demonstrably harmful impact on wider landscape when read with farm buildings.
Environment Policy 2
Areas of High Landscape Value. Mitigated by design, proximity to farm group, sod banks/hedging limiting domestication.
Housing Policy 9
Siting of new agricultural dwellings. Close to farm buildings, not near public highway, via farm access.
Housing Policy 10
Design of new agricultural dwellings per Circular 3/91. Design largely reflective with traditional features.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
No permitted development extensions
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.
Vehicular access construction
The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including all hardsurfacing within the site, 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.
Swift brick bird nesting boxes
Prior to the occupation of the dwelling the Swift brick bird nesting boxes as shown on drwg. no. 300 Rev D shall be installed and ready for use and retained thereafter.
Landscaping scheme
All planting, seeding or turfing comprised in the approved details of landscaping drawing 001 Rev C must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the hereby approved dwelling, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. The hard landscaping works shall be completed in full accordance with the approved details as shown on drawing 001 Rev C prior to the first use of the dwelling.
Garage for parking
The garage hereby approved shall at all times be made available for the parking of private motor vehicles(s) and cycle parking, and shall be retained available for such use.
Garage incidental to dwelling
The garage hereby approved shall be remain incidental to the dwelling, for the occupants use only and not for any other purpose.
No significant negative impact upon highway safety, network functionality and/or parking; details satisfy pedestrian and vehicle requirements; no opposition to amendments
No objection, subject to tree protection details (provided and accepted)
Swift nest boxes referenced; request condition for installation in gable ends
Multiple consultees including Highways, DEFA Assistant Tree Officer, DEFA Biodiversity, and Highways Drainage provided responses with no objections but requested conditions for tree protection, swift nest bricks, and drainage compliance. All responses support approval subject to specified conditions.
Key concern: Surface water runoff onto public highway contravening Highway Act 1986
Highway Services Division
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 bicycle parking and an electric vehicle charging point.; Highways Development Control continues to not oppose this proposal.; Highways Development Control notes the amendments... and continues to not oppose this proposal.
DEFA Assistant Tree Officer, Agriculture and Lands Directorate
Conditional No ObjectionDo the Agriculture & Lands object to this application? YES ☐ NO ☒; if the rooting area of these trees is adequately protected, I am confident the development could be implemented without having a detrimental impact.; I recommend a tree protection plan be provided as a condition of approval to prevent indirect impacts to the rooting area of the trees.
Conditions requested: Prior to the commencement of the development hereby approved, an arboricultural statement shall be submitted to, and approved in writing by, the Department. Tree protection measures shall be shown on a layout plan accompanied by descriptive text which includes but is not limited to details of; a) The position of protective fencing and/or other protective measures required to establish a construction exclusion zone (CEZ) to prevent damage to retained trees. b) An appropriate specification for the protective measures proposed.; Within the Construction Exclusion Zone implemented in accordance with this condition, nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit, without prior written consent of the Department.; The CEZ implemented in accordance with this condition shall be maintained in position until the development is complete.; The development must be carried out in accordance with the approved details. No alterations or variations to the approved tree protection scheme or working methods shall be made without prior written consent of the Department.
DEFA Ecosystem Policy Team
Conditional No ObjectionThe Ecosystem Policy Team request that a condition is secured on approval for swift nest bricks to be installed within each of the gable ends of the new property which are maintained in-situ thereafter.
Conditions requested: a condition is secured on approval for swift nest bricks to be installed within each of the gable ends of the new property which are maintained in-situ thereafter. Each brick should be installed as high up as possible under the eaves, and not above windows and doors.
Highways Drainage
Conditional No ObjectionRecommendation: The applicant should investigate details of the drive to its junction with the highway to demonstrate compliance with the above clauses.
Conditions requested: The applicant should investigate details of the drive to its junction with the highway to demonstrate compliance with the above clauses.
