7 March 2024 · Head of Development Management (Stephen Butler)
Belmont, Lewaigue Road, Dreemskerry, Ramsey, Isle Of Man, IM7 1bf
The proposal seeks to vary condition 1 of planning approval 20/00061/B, which permitted a replacement dwelling of 679.5 sqm (almost double the existing 342 sqm Belmont), featuring a classical country manor front with Georgian influences and extensive rear glazing over three storeys due to site topography, plus an attac…
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The officer noted the proposal is identical to previously approved 20/00061/B, which expires 12.03.2024, and reapplied previous detailed assessment as no policy changes occurred.
Housing Policy 14
Requires replacement dwellings in countryside not substantially different in siting/size (floor area ≤50% greater, on footprint), traditional Manx vernacular design matching original materials, or exceptionally innovative high-quality modern design with no adverse visual impact; allows larger if replacing poor form with traditional character or less visual impact via design/siting. Officer assessed proposal exceeds 50% (100% increase) and non-vernacular but partial fit via improved siting (19m setback, smaller footprint), traditional front character replacing poor existing form, and balanced visual impact (neutral overall in low-visibility rural site).
Environment Policy 2
Protects high landscape value (HLV) areas unless development does not harm character/quality or location essential. Site in unzoned HLV countryside; proposal accepted as no harm to landscape character given limited visibility, tree screening, rural sporadic dwellings, and neutral visual change.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Access and visibility splay
Prior to the commencement of the dwelling hereby approved, the existing accesses shall be blocked up using Manx stone and the new access and visibility splay shall be laid out, all as shown on approved plan 03, with no landscaping or any other feature greater than 1.05m in height within the visibility splay and retained thereafter. Reason: In the interest of highway safety.
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.
Parking and turning
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Tree protection
No retained tree shall be cut down, uprooted, destroyed, pruned, cut or damaged in any manner during the development phase and thereafter within 5 years from the date of occupation of the building for its permitted use, other than in accordance with the approved plans and particulars. In the event that retained trees become damaged or otherwise defective during the construction phase due to events outside of the applicant's control the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented. Reason: To ensure that trees marked for retention (in green on plan 03) are not removed, in the interests maintaining the amenities of the area and to ensure the visual impact of the development is mitigated.
Ecological survey
No development shall commence until an ecological survey of the site has been submitted to and approved in writing by the Department. The ecological survey shall identify matters of ecological interest (Birds & Bats) within the site and measures to mitigate ecological impacts where appropriate, including a timetable for their implementation. The development shall not be carried out unless in accordance with the approved details. Reason: To provide adequate safeguards for the ecological species existing on the site.
no highway interest and that the extension of time is acceptable
Highway Services HDC has no interest in the application as the extension of time is acceptable. Garff Commissioners do not object to the extension of the previous approval.
Highway Services HDC
No ObjectionHighway Services HDC has no interest (NHI) in: 24/00059/B - extension of time is acceptable to Highway Services HDC.
Garff Commissioners
No ObjectionThe consensus was that the Board would not object to this extension to the previous approval.; Members discussed drainage in the vicinity which had caused waterlogging of the grounds at the property but had been addressed by DOI.
