17 July 2024 · Acting Head of Development Management (Abigail Morgan)
Sulby Bridge Cottage, Sulby Bridge, Sulby, Isle Of Man, IM7 2eu
The site at East View is a detached two-storey traditional Manx stone cottage with a single-storey garage, currently overgrown and inaccessible, located in a residential area of Sulby. The proposal sought to demolish this and build two two-storey semi-detached dwellings with a combined ground floor area of 133.4sqm, pa…
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The officer concluded the proposal results in visual overdevelopment due to excessive density (17.18 dwellings per acre, nearly triple the local average of 5.6), cramped plot layouts (221.7-254sqm per…
Strategic Policy 3 - To respect the character of our towns and villages
Requires development to safeguard character of existing towns/villages and avoid coalescence. Officer found proposal's density/layout at variance with detached medium-plot character of Sulby, resulting in overdevelopment.
Spatial Policy 5
Addresses design and visual impact. Proposal's semi-detached form, scale, massing, and modern elements (glazed balconies) fail to respect locality's chalet-style/detached designs.
General Policy 2
Requires development compatible with amenity, character (b,c,f), no overlooking (g), highway safety/parking (h,i). Failed on overdevelopment, character incompatibility, overlooking to 6 Carrick Park; passed highways/flood.
Environment Policy 42
Requires design to respect character/identity of locality. Density tripling local average, semi-detached introduction, and dominant scale/massing alter streetscene character.
No significant road safety or highway network efficiency issues. No objection subject to access arrangements per Drawing No. 1081-11 (28 February 2024).
Minor changes requested to site plan; Drawing 1081-11 rev A now shows surface water drain connection as alternative to soakaway.
Do not oppose subject to condition for FRA mitigation measures (21 June 2024).
Proposed plantings acceptable mitigation; request nest boxes (one per property), soft landscaping plan, bird box plan, and bat survey prior to demolition.
DEFA Biodiversity requests bat surveys and bird box/landscaping conditions; Highways and Flood Risk Management raise no objection subject to conditions; Manx Utilities have no further comments; Lezayre Parish Commissioners object unanimously citing overdevelopment and neighbour i…
Key concern: bat roost potential in existing Traditional Manx Cottage
DEFA Biodiversity
Conditional No ObjectionThe Ecosystem Policy Team therefore recommend that a preliminary assessment for roosting bats is undertaken on the building by a suitably qualified ecological consultancy; two (one per property) nest bricks/boxes are erected on site. Nest boxes should be placed on northerly elevations, not above or below windows or doors.; Reason: To ensure no net loss for biodiversity on site.
Conditions requested: No works to commence unless a soft landscaping plan has been submitted to the Department and approved in writing. Note: Landscaping should not be undertaken with Wildlife Act 1990 Schedule 8 Part II invasive plant species, or cherry laurel, Rugosa rose or buddleia.; No works to commence unless a bird box plan has been submitted to the Department and approved in writing.; preliminary assessment for roosting bats undertaken by suitably qualified ecological consultancy and report submitted prior to determination
Highway Services Division
Conditional No ObjectionThe proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services Development Control raises no objection to the proposal subject to all access arrangements to accord to Drawing No. 1081-11.; The alteration to the highway... will require a Section 109(A) Highway Agreement post planning consent.
Conditions requested: all access arrangements to accord to Drawing No. 1081-11
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionDNOC; Condition the mitigation measures in the FRA
Conditions requested: Condition the mitigation measures in the FRA
Manx Utilities Drainage
No ObjectionMU have no further comments to issue.; The drawing, 1081-11 rev A, now indicates a proposed Surface Water drain connection to existing public drains.
Lezayre Parish Commissioners
ObjectionRefused unanimous; Overall, the Commissioners felt that the proposal was overdevelopment
The original application 24/00106/B proposed demolition of an existing dwelling and construction of two replacement dwellings with minor entrance changes at East View, Sulby Bridge, Sulby, refused under delegated powers on 17.07.2024 for visual overdevelopment conflicting with local character and unacceptable overlooking of 6 Carrick Park. Appellant Lowline Ltd, via agent Sarah Corlett Town Planning Consultancy Ltd, argues the varied site context, acceptable design, privacy measures per Residential Design Guide, and compliance with Strategic Policy 1 and Spatial Policy 4 support allowance. DEFA defends refusal citing density, plot coverage, and significant overlooking impacts despite distances, with site visit observations. Third party from 6 Carrick Park objects strongly to privacy loss from north-facing first floor windows. Appeal elected for written representations process; no inspector report or decision issued.
Precedent Value
Appeals must robustly counter specific refusal reasons with evidence addressing council's site-specific concerns like overlooking angles and garden amenity; varied context alone may not override character policies in villages; site visits strengthen council positions on neighbour impacts.
