2 July 2019 · Delegated - Principal Planner (Chris Balmer)
Clypse Mooar Cottage, Clypse, Onchan, Isle Of Man, IM4 5bf
The proposal involves building two similar detached two-storey dwellings with attached double garages on an open site previously occupied by uninspiring dwellings. Key features include traditional fenestration, chimneys, natural slate roofs, Manx stone front elevations, smooth render elsewhere, and a Manx sod bank fron…
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The principle of two dwellings, their overall siting, size, form, access, and design had been approved through prior applications, particularly 16/00474/B which remains valid.
General Policy 2
Requires development to respect site/surroundings in siting, scale, design; not adversely affect landscape character, amenities, road safety, or habitats; incorporate topography/trees/sod banks. Officer assessed amendments as having minimal visual impact, no harm to character/amenities/highways, and tree mitigation, thus compliant as per prior approvals.
Housing Policy 14
Governs replacement dwellings: not substantially different in siting/size unless environmental improvement; prefer traditional design per Circular 1/98 Policy 8, reuse stone/slate. Prior appeal approved design features from Policy 8 as 'entirely appropriate'; current minor changes maintain this without adverse visual impact.
Policy O/ERS/P/22
Onchan Local Plan designates site as Open Space/Area of High Landscape Value unsuitable for development; restricts new dwellings in rural areas. Principle accepted via chain of prior approvals establishing replacement dwellings as lawful despite zoning.
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.
Parking and garages prior to occupation
Prior to the occupation of any of the dwellings hereby approved, the garage, car parking and manoeuvring areas shall be provided. Reason: To ensure that the Strategic Plan car parking standards are met in the interest of highway safety.
Boundary treatments approval
Prior to the commencement of any works on the site hereby approved, details of all boundary treatments (other than to the front of the plots as shown on drawing 1001/PL101RevC) shall be submitted in writing to, and approved by the Department. Prior to the occupation of the first dwelling, hereby approved, the boundary treatment shall be installed in accordance with the approved details and shall be retained as such thereafter, unless otherwise approved by the Department. Reason: To ensure that boundary treatments at the plots are suitable visually for both the rural location and the dwellings on site.
Replacement tree planting
Following the removal of the sycamore tree from the southern boundary of plot 1 as indicated on the approved drawing 1001/PL40 rev C, 1 silver birch tree (Betula pendula) shall be planted within the back garden of this property. The replacement tree shall be; a. at least 2m tall at the time of planting; b. planted with at least 1 tree stake and tie for support, installed in accordance with the recommendations of BS8545:2014; c. planted in its final position in the first planting season (November - March) following the removal of any of the trees covered by this licence. Reason: To mitigate the visual impact and loss of canopy cover resulting from the removal of the sycamore tree.
Replacement tree maintenance
If, within 3 years of planting, the replacement tree planted in accordance with condition 4 above is cut down, uprooted, removed, destroyed or dies or becomes, in the opinion of the Department, seriously damaged or defective another tree of the same species shall be planted at the same location, unless the Department agrees in writing to dispense with or vary the requirement. Reason: To ensure that the replacement tree successfully establishes in the landscape.
No garden sheds or 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. Reason: To control development in the interests of the amenities of the surrounding area.
No greenhouses or 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. Reason: To control development in the interests of the amenities of the surrounding area.
No front enclosures
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 fences, gates, walls or other means of enclosure shall be erected or placed within the curtilage of any dwelling house forward of any wall of that dwelling house which fronts onto a highway, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
recommend that the application be approved
DEFA Forestry do not object but recommend conditions for replacement tree planting following sycamore removal
DEFA Forestry has no objection to the amended plans subject to specific tree replacement conditions; Onchan District Commissioners recommend approval.
DEFA Forestry
Conditional No ObjectionWe will not object to the removal of the sycamore tree on the southern boundary of plot 1 but to ensure a replacement tree is planted I recommend you consider applying the following conditions; Reason: to mitigate the visual impact and loss of canopy cover resulting from the removal of the sycamore tree; Reason: to ensure that the replacement tree successfully establishes in the landscape
Conditions requested: Following the removal of the sycamore tree from the southern boundary of plot 1 as indicated on the approved drawing 1001/PL40revC, you shall plant 1 silver birch tree (Betula pendula) within the back garden of this property. The replacement tree shall be: a. at least 2m tall at the time of planting; b. planted with at least 1 tree stake and tie for support, installed in accordance with the recommendations of BS8545:2014; c. planted in its final position in the first planting season (November - March) following the removal of any of the trees covered by this licence.; If, within 3 years of planting, the replacement tree planted in accordance with condition [1] above is cut down, uprooted, removed, destroyed or dies or becomes, in the opinion of the Department, seriously damaged or defective another tree of the same species shall be planted at the same location, unless the Department agrees in writing to dispense with or vary the requirement.
Onchan District Commissioners
SupportThe Commissioners would recommend that the application be APPROVED for planning purposes only.
