4 September 2019 · Delegated - Head of Development Management (Stephen Butler)
Primrose Lodge, Slieu Lewaigue, Lewaigue, Ramsey, Isle Of Man, IM7 1bh
Primrose Lodge is an existing two-storey dwelling with a converted traditional Manx stone barn in a countryside location zoned as woodland and an area of High Landscape or Coastal Value near the A2 south of Ramsey.
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General Policy 3(d) and Housing Policy 12 allow replacement of existing rural dwellings in the countryside as an exception to normal development controls, provided the dwelling is in use and not aband…
General Policy 3
Permits development outside zoned areas including replacement of existing rural dwellings per (d). Officer confirmed the site qualifies as the dwelling remains in residential use and not abandoned, allowing the principle of replacement.
Housing Policy 12
Supports replacement dwellings in countryside where existing is in use (first test passed) and has architectural/historic interest (second test assessed; existing attractive but compromised by defects and prior works, not warranting retention).
Housing Policy 14
Requires replacement dwellings not substantially different in siting/size (floor area ≤50% increase unless improvement), traditional design matching original materials. Proposal at 43% increase on similar footprint with traditional Manx farmhouse design compliant; smaller than prior 54% approval.
Environment Policy 1
Protects countryside/ecology unless overriding need; replacement accepted under GP3/HP12 exceptions without adverse countryside impact.
Environment Policy 2
Prioritises landscape character protection in AHLV areas unless no harm. Traditional design/form preserves character and appearance of area/wider countryside.
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.
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.
Landscaping scheme
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the 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 include footpaths and hard surfacing materials shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted. Reason: To ensure the provision of an appropriate landscape setting to the development.
Garff Commissioners considered the application and raised no objections to the proposed erection of a replacement dwelling.
Garff Commissioners
No ObjectionThere were no objections to these proposals.
