25 June 2019 · Planning Committee
Greenlands, Barnell Lane, Patrick Village, Isle Of Man, IM5 3an
The proposal involves replacing a modern bungalow (157 sq m floor area) with a new two-storey house of 410 sq m (161% increase), designed to resemble a traditional Manx farmhouse with natural slate roof, rendered walls, stone detailing, and modern rear glazing.
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The officer assessed that the principle of replacement was acceptable under Housing Policy 12 (HP12) as the existing dwelling is not of architectural or historic interest and has not lost habitable st…
Housing Policy 12
Permits replacement of existing countryside dwellings unless abandoned or of architectural/historic interest capable of renovation. Officer confirmed existing dwelling meets none of these exceptions based on habitable status criteria, allowing principle of replacement.
Housing Policy 14
Requires replacements generally not substantially different in siting/size (max 50% larger floor area), but allows larger where resulting in environmental improvement or traditional character replacing poor form. Officer applied exception due to poor existing form and traditional Manx design benefits outweighing size increase.
Environment Policy 1
Protects countryside from development impact. Conditioned rear planting to screen views from west, reducing landscape impact in high landscape value area.
Environment Policy 4
Protects ecology including species. Conditioned bat survey with mitigation to safeguard bats due to roosting potential.
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.
Landscaping plan approval
Prior to the commencement of any building work in connection with this approval a landscaping plan showing the introduction of planting along the rear boundary of the site to screen the view of the site from the west, must be approved by the Department. Reason: To reduce the impact of the development in the countryside in accordance with Environment Policy 1 of the Strategic Plan.
Landscaping implementation and maintenance
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 dwellings, 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. Reason: The landscaping of the site is an integral part of the scheme and must be implemented as approved.
Bat survey
No development shall commence until a bat survey has been submitted to and approved in writing by the Department. The bat survey shall identify impacts on bat species together with mitigation, where appropriate, including a timetable for its implementation. The development shall not be carried out unless in accordance with the approved details. Reason: To provide adequate safeguards for the bats.
Design is an improvement over existing and would not look out of place
Manx National Heritage recommends a bat survey prior to demolition due to roosting potential; Patrick Parish Commissioners initially raised concerns about size and screening but later had no objection to amended plans; Highway Services has no objection.
Key concern: potential for the building to support roosting bats
Manx National Heritage
Conditional No Objectionwe recommend that a bat survey of the building be undertaken by a suitably qualified and experienced ecologist prior to any demolition; A suitably qualified and experienced ecologist should assess the potential of the buildings to support bats and advise on any further survey requirements
Conditions requested: bat survey of the building be undertaken by a suitably qualified and experienced ecologist prior to any demolition
Patrick Parish Commissioners
Conditional No ObjectionThe proposed dwelling is significantly in excess of 50% greater in terms of floor plan than the dwelling to be replaced (Housing Policy 14 applies); the Commissioners would require that the building be adequately screened on the North boundary
Conditions requested: building be adequately screened on the North boundary
Patrick Parish Commissioners
No ObjectionNO OBJECTION or NO FURTHER COMMENT; 18/01271 - Replacement Dwelling at Greenlands, Barnell Ln, Patrick (amended plans)
Highway Services
No ObjectionHighway Services does not oppose the application.; Recommendation: DNO
