16 April 2025 · Planning Committee
Clypse Beg, Little Mill Road, Onchan, Isle Of Man, IM4 5bf
The proposal involves demolishing a heavily altered original Manx stone cottage, later barn, and outbuildings, replacing them with a contemporary L-shaped two-storey dwelling of 521 sqm floor area (38.5% larger than the existing 376 sqm dwelling), featuring open-plan living spaces, garages, gym, and bedrooms.
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The proposal was approved as it effectively meets Housing Policy 14 by siting largely on the existing footprint with a 38.5% floor area increase (from 376 sqm to 521 sqm), deemed acceptable for overal…
Housing Policy 14
Requires replacement dwellings on existing footprint, no more than 50% larger, following Planning Circular 3/91 Policies 2-7, reuse of site materials, and overall environmental improvement. Officer found 38.5% increase acceptable as sited largely on existing footprint (including barn), modern design high quality with no adverse visual impact, and materials matching traditional (stone, slate).
Housing Policy 12
Permits replacement unless abandoned or of architectural/historic interest warranting renovation. Existing dwelling not abandoned but heavily altered with unsympathetic extensions, lacking vernacular qualities, so replacement justified for rural enhancement.
General Policy 3
Permits countryside development in exceptional circumstances like one-for-one replacements. Proposal accepted as contributing positively to rural environment.
Transport Policy 1
Requires safe access. New access improves visibility over awkward junction access, complying with highway standards.
Transport Policy 4
Addresses highway network efficiency. No objections from Highways, parking exceeds standards.
Transport Policy 7
Parking and turning standards met with space for 6 vehicles and bikes.
Environment Policy 3
Protects trees. Removal of low-value C/U trees mitigated by 9 new trees and native hedge, enhancing diversity.
Environment Policy 4
Biodiversity protection via bat/bird boxes, roost assessment, low-level lighting.
Environment Policy 5 - Mitigation against damage to or loss of habitats
Biodiversity conservation through mitigation measures.
Strategic Policy 4
Landscape character. Retains sod banks, trees; new planting integrates with rural valley.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Access and visibility splays
Prior to the occupation of the dwelling hereby approved, all access arrangements, including visibility splays, as detailed in approved drawings 23 1757 07 Rev A and 23 1757 03 Rev B, shall be fully implemented and retained as such thereafter. At no time shall there be any obstruction within the visibility splays above a height of 1.1 meters.
Historic building recording
The development shall not commence until a programme of historic building recording of the building on the application site has been undertaken, submitted to and agreed in writing by the Department. The programme of building recording must be undertaken in accordance with Level Two as set out in Understanding Historic Buildings: A guide to good recording practice.
External lighting scheme
Prior to the installation of external lighting at the site, a detailed external low level lighting scheme shall be submitted to and approved in writing by the Department. The lighting of the site will be designed in accordance with the recommendations outlined in the BCT and ILP Guidance Note 8 Bats and Artificial Lighting (12th September 2018). The lighting details shall include detailed drawings of the proposed lighting columns and fittings, information about the levels of luminance and daily duration and any measures for mitigating the effects of light pollution. The development shall not be carried out other than in accordance with the approved plan.
Preliminary roost assessment
Prior to the removal of any trees marked for removal, a Preliminary Roost Assessment must be conducted by a suitably qualified ecologist to assess the roost potential. The resulting report shall be submitted to and approved in writing by the Department. All recommended mitigation measures shall be implemented as part of the development.
Tree protection measures
Prior to the commencement of development hereby approved, the tree protection measures detailed in the Tree Protection Plan (Drawing No. TP-110424) shall be fully implemented and retained for the duration of the construction process unless otherwise agreed in writing by the Department. Within the Construction Exclusion Zones identified on this drawing, nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit. Any retained tree which within five years of the approved development being occupied or completed (whichever is the later) dies, are removed or become seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department.
Bird and bat mitigation
Prior to the occupation of the dwelling hereby approved, the bird and bat mitigation measures as detailed in Drawing No. 23 1757/10 shall be fully implemented in accordance with the approved plans and retained as such thereafter.
Materials and finishes schedule
No above ground floor development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces (including brickworks and mortar details), including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless strictly in accordance with the approved details.
No further development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2025 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling, and no garages or other free standing buildings shall be erected within the curtilage of the dwellings hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
Residential curtilage layout
Prior to the occupation of the dwelling hereby approved, the new residential curtilage shall be laid out strictly in accordance with Drawing No. 23 1757/11. The boundary shall be formed using either a planted hedge of native species, a Manx hedge constructed in accordance with Planning Circular 1/92, or a post-and-wire fence and/or a combination of these. This boundary shall be permanently retained and maintained in accordance with the approved details.
No significant road safety or highway network efficiency issues. No objection subject to access arrangements and visibility splays per drawings.
Content with tree planting and bird/bat habitat plans. Mitigation via new planting and boxes acceptable subject to conditions.
DEFA Registered Buildings Officer requests conditions for historic building recording and natural slate roofing on pitched roofs following amended plans, while DEFA Biodiversity initially objected to tree removal but later accepted with mitigation secured by conditions, and Highways raised no objection after visibility splay clarifications.
Key concern: net loss for biodiversity from tree removal contrary to Strategic Policy 4 (DEFA Ecosystem Policy initial objection)
DEFA Registered Buildings Officer
Conditional No ObjectionRequest specific conditions are added to any approval; Updated comments following receipt of amended information; the revised proposals show a significantly smaller link section... represent a significant improvement
Conditions requested: pre-commencement condition is added requiring a programme of historic building recording in accordance with Level Two as set out in Historic England’s ‘Understanding Historic Buildings: A guide to good recording practice’; condition is added requiring the pitched roofs to be finished in natural slate
DEFA Registered Buildings Officer
Conditional No ObjectionRequest amendments and/or specific conditions are added to any approval
Conditions requested: pre-commencement condition is added requiring a programme of historic building recording in accordance with Level Two as set out in Historic England’s ‘Understanding Historic Buildings: A guide to good recording practice’; condition is added requiring the pitched roofs to be finished in natural slate
DEFA Ecosystem Policy
Conditional No Objectionwe are content with the details shown in the Manx Roots Tree Planting plan and the Bird and Bat Habitat Drawings; these mitigation measures are secured via condition
Conditions requested: mitigation measures are secured via condition including tree and hedge planting per Manx Roots Tree Planting plan and Bird and Bat Habitat Drawings (Drawing No. 23 1757); standard condition for the replacement of any tree or shrub which die or become damaged within 5 years from the date of planting; no permanent external lighting to be installed unless a sensitive low level lighting plan... has been submitted to Planning and approved in writing; All works must then be undertaken in full accordance with this plan
DEFA Ecosystem Policy
ObjectionThe Ecosystem Policy Team currently object to this application
Conditions requested: soft landscaping plan is provided showing where replacement broadleaved trees and hedges are to be provided. At least as many trees should be replanted as are to be removed; bat and bird mitigation plan... At least 2 open fronted nest boxes suitable for blackbirds... A structure suitable for at least 4 nesting swallows... At least 2 bat boxes/ bricks... At least one bat box... on the south face of a retained tree
Highway Services Division
Conditional No ObjectionHighway Services Development Control raises no objection to the proposal subject to all access arrangements
Conditions requested: all access arrangements including visibility splays to accord to drawing no. 23 1757 07 Rev A and 23 1757 03 Rev A; Section 109(A) Highway Agreement... post planning consent; existing access onto the highway should be closed and boundary reinstated; provide run off / surface water drainage where necessary to prevent water from flowing out onto or damaging the public road; existing road drainage must either be retained or an effective alternative scheme provided
Highway Services Division
Conditional No ObjectionRequest further information / revisions
Conditions requested: Section 109(A) Highway Agreement post planning consent; provide run off / surface water drainage where necessary to prevent water from flowing out onto or damaging the public road; existing road drainage must either be retained or an effective alternative scheme provided
