11 October 2019 · Planning Committee
Outbuildings, Staward Farm House, Lane From Sulby Claddagh To Steward Farm, Sulby, Isle Of Man, IM7 2ba
The site at Staward Farm House includes a main two-storey farmhouse, semi-detached holiday cottages, and the subject single-storey outbuilding with dormers, known as Courtyard Cottages, originally approved for conversion to tourist units in 2001.
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The planning officer's report concluded that whilst the principle of residential conversion was finely balanced given prior tourist use approval, the proposal failed Housing Policy 11 as it constitute…
General Policy 3
GP3 presumes against development in open countryside except for conversions of redundant rural buildings of architectural/historic/social value per HP11. The officer found the principle finely balanced due to prior tourist approval but noted lack of zoning and potential failure on architectural interest criterion (c).
General Policy 2
Requires developments not to adversely affect landscape/townscape character or local amenities. Officer assessed visual impact as limited outside site due to no nearby dwellings northwards, with extension appearing secondary via lower pitched roof and cladding.
Environment Policy 1
Protects countryside ecology unless overriding need. Conditions imposed to retain/replace trees in interests of ENV1 and existing tree/countryside ecology, addressing officer concerns over screening loss.
Environment Policy 2
Protects Areas of High Landscape or Coastal Value (site designated). Officer noted extension would not significantly harm landscape character due to site-internal location and visual break from materials.
Environment Policy 3
Prohibits unacceptable loss/damage to woodland. Officer objected to removal of two large rear trees reducing screening and biodiversity in Private Woodland area; conditions require one retained and one replaced.
Housing Policy 4
New housing primarily in towns/villages, exceptionally via rural conversions per HP11. Officer referenced alongside GP3 as restricting countryside housing to justified cases.
Housing Policy 11
Permits rural building conversions if redundant, intact, of architectural/historic/social interest, with modest extensions matching materials/character, no subsequent extensions. Officer found most criteria met but failed on (c) interest, (e) zoning compatibility, materials match, and prohibition on further extensions; proposal seen as standalone not ancillary.
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 retention and replacement (furthest tree)
The tree marked for removal on drawing 18 1292/05 which is furthest away from the application building shall to be retained. If this tree dies within 5 years of the date of this decision notice, it shall be replaced with a similar species of tree as agreed in writing by the Department to be planted within 1 year of such an occurrence. Reason: In the interest of Environment Policy 1 and the existing tree.
Tree replacement (closest tree)
The tree marked for removal on drawing 18 01292/05 which is closest to the application building shall be replaced with a similar species of tree elsewhere on site as agreed in writing by the Department, to be planted within 1 year of such an occurrence. Reason: In the interest of Environment Policy 1 and the preservation of the countryside and its ecology.
Occupancy restriction
All future occupancy of the development hereby approved shall remain fundamentally linked to the main Staward Farmhouse dwelling by virtue of being occupied only by dependent relatives to the occupants of Staward Farmhouse or by the residents of Staward Farmhouse. Reason: To ensure that the risk of separation of the site is reduced.
No further extensions/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 garages/free-standing buildings
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 garages or other free standing buildings shall be erected 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 further decking
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 decking shall be constructed 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 objections to the application
no highways interest in the application
Lezayre Parish Commissioners unanimously approved the application, and DOI Highways Division stated no highways interest.
Lezayre Parish Commissioners
SupportApproved Unanimous
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 09.09.19
