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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. 24/00453/B Applicant : Mr & Mrs Terry & Louise Kinvig Proposal Demolition of existing dwelling and associated buildings and creation of new dwelling with associated drive access. Site Address Clypse Beg Little Mill Road Onchan Isle Of Man IM4 5BF

Case Officer :

Paul Visigah Photo Taken :

01.05.2024 Site Visit :

01.05.2024 Expected Decision Level Planning Committee

Recommendation

Recommended Decision: Permitted Date of Recommendation 28.03.2025

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. 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.

C 2. 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.

Reason: To ensure the access arrangements meet highway safety standards and to maintain the efficiency of the highway network, in compliance with Transport Policies 1, 4, and 7.

C 3. 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.

Reason: To ensure and safeguard the recording and inspection of matters of historical importance that will be lost in the course of works.

C 4. 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).

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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.

Reason: To provide adequate safeguards for the ecological species existing on the site.

C 5. 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.

Reason: To protect roosting habitats and ensure biodiversity conservation in compliance with Environmental Policies 4 and 5.

C 6. 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.

Reason: To safeguard the existing trees and planting to be retained within the site.

C 7. 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.

Reason: To ensure adequate safeguards for the ecological species existing on the site and locality, in line with Environmental Policies 4 and 5.

C 8. Within three months to the installation of external finishes and materials, details of all external finishes, including the manufacturer's details, specification and colour of all the materials/roof/wall/windows/doors/garage doors/rainwater goods to be used in the external finish for the approved development shall be submitted to and approved in writing by the Department.

The development shall not be occupied or brought into use unless the external finish has been applied in accordance with the approved details and retained as such thereafter.

Reason: To ensure that the development is carried out to the highest standards of materials, in the interests of the appearance of the development and the visual amenities of the area.

C 9. 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

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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.

Reason: To control development in the interests of the amenities of the surrounding area.

C 10. 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.

Reason: For the avoidance of doubt, to ensure the curtilage is suitably defined, and to provide an appropriate landscape setting for the development.

This application has been recommended for approval for the following reason. The proposal is considered acceptable on balance, as it effectively meets the requirements of Housing Policy 14 while adhering to core elements of other key planning policies, including Housing Policy 12 and General Policy 3. The replacement dwelling achieves a balance between modern design and traditional aesthetics, addressing ecological concerns through biodiversity enhancements like native hedging and tree replanting (EP3, EP4). The design broadly aligns with Planning Circular 3/91 (Policies 2-7), incorporating appropriate materials such as render, natural Manx stone, timber, and slate. Improvements to highway access comply with Transport Policies 1, 4 and 7, while measures such as the retention of sod banks and landscape integration align with Environmental Policy 1, the Landscape Character Assessment and Strategic Policy 4. Overall, the proposal reflects development that delivers measurable benefits to the countryside while complying with aforementioned policies, including the recognition under HP 12 that the original dwelling lacks sufficient architectural or historic merit to warrant preservation.

Plans/Drawings/Information;

This decision relates to the following documents:

Drawings 1. Dwg. PP-090724 Tree Planting Plan (16 Jul 24) 2. Dwg. 07 Rev A Visibility Splay (24 Jul 24) 3. Dwg. 02 Topographical Survey 4. Dwg. TS-230124 Tree Constraints (Manx Roots Limited) 5. Dwg. 09 Rev A 3D Perspective and Material Samples (29 Nov 24) 6. Dwg. 08 Rev A Building Footprint Floor Area Comparisons (29 Nov 24) 7. Dwg. 06 Rev A Sections (29 Nov 24) 8. Dwg. 05 Rev A First Floor Plan and Elevations (29 Nov 24) 9. Dwg. 04 Rev A Ground Floor Plan and Elevations (29 Nov 24) 10. Dwg. 03 Rev B Ground Floor Plan in Site (29 Nov 24) 11. Dwg. 23 1757/10 Bird and Bat Habitat Layout Plan 12. Dwg. TP-110424 Tree Protection Plan (Manx Roots Limited) 13. Dwg. TR-110424 Tree Removal (Manx Roots Limited) 14. Dwg. No. 01 Rev B Site and Location Plan (25 March 2025) 15. Dwg. No. 11 Boundary Proposal Plan (25 March 2025)

Documents 5. Tree Report (Manx Roots Limited) 6. Tree Survey Data (Manx Roots Limited) 7. Bat Report (Manx Bat Group)

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8. AIA Report - Arboricultural Impact Assessment (Manx Roots Limited) 9. Planning Photos 10. Photos 01 To 08 Highways Photos (24 Jul 24)

Correspondence 1. Supporting Info from Agent (3.3.25) 2. Manx Roots Response to Defa Biodiversity (18.6.24)

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Interested Person Status

It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):

1 Brookfield, Little Mill Road, Onchan, as they are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy

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Officer’s Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS IT PROPOSES ALTERATIONS TO THE RESIDENTIAL CURTILAGE INTO LAND NOT DESIGNATED FOR DEVELOPMENT, AND THE APPLICATION IS RECOMMENDED FOR APPROVAL

1.0 THE SITE 1.1 The existing Clypse Beg is located at the junction of the Little Mill Road and Clypse Road, south of Kerrowdhoo reservoir within Onchan Parish and comprises of an original Manx Stone built cottage with a large later added two storey barn adjacent which isn't in residential use.

1.2 The property as it appears today has clearly been the subject of numerous alterations and extensions. The two storey sections extending northwards from the central portion and westwards from the western gable chimney appear to have been constructed at different times, with the northern extension being the most recent. Although the outbuilding that sits perpendicular and to the east of the house itself appears to be of significant age, this building does not appear on the 1860s map or any of the asylum/tithe plans. It is therefore likely that this outbuilding dates from the latter half of the 19th century. The central portion of the farmhouse clearly dates from at least 1860, although it is obvious that it has been heavily altered

1.3 The existing access to the dwelling is on the junction of Little Mill Road and Clypse Road and runs to the front of the property. The curtilage is clearly distinguished.

2.0 PROPOSAL 2.1 The application proposes to demolish the existing buildings on site and construct a replacement dwelling. The proposed replacement dwelling would be L shaped in plan form, be two storeys in height and have a variety of external finishes and could be described as generally having a contemporary design, and of a significantly increased massing compared to the existing. The proposed new two storey dwelling would be situated on a similar footprint to the existing dwelling and barn albeit positioned slightly forward of the existing.

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2.2 The new dwellings ground floor would be laid out such that the main core house an open plan kitchen, dining/breakfast, and sitting area, a lounge, entrance hall, WC, porch, laundry, and lift, while the linked extension replacing the adjacent barn would have a double garage, a dog boot room, gym, plant room, WC and outside store, linked by a single storey glazed extension.

2.3 On the first floor, the main core would support three bedrooms with ensuite, a sitting area, and lift/landing area, while the upper floor of the linked building would house a bedroom with ensuite, a kitchenette/sitting area, a and hobbies room, all served by a stairway that leads to the linking extension.

2.4 The application drawings include the barn and outbuildings as existing floor space suggesting 582 sq. metre existing and the proposals having 543 sq. metres. However, Housing Policy 14 which relates to replacement dwellings in the countryside is clear in stating "floor areas should be measured externally and should not include attic space or outbuildings". As such, the floor area of the existing dwelling is the only floor area that would factor in the assessment.

2.5 Accordingly, the following floor area values would be applied in the assessment: o Existing floor area - 376 sqm o Proposed dwelling Floor area - 521sqm. o Percentage increase in floor area - 38.5%

2.6 The application also seeks changes to the curtilage which would result in a decrease in the site of the curtilage but make it more functional. An area measuring 305sqm and which currently supports part of the driveway and unsafe access would be removed from the curtilage, while an area measuring 295sqm would be added to the curtilage from the adjoining field to the south. The new curtilage would measure 1991.84, which is a reduction of approximately 9.96sqm from the current curtilage size measuring approximately 2001.8sqm.

2.7 The Applicants Cover Letter contains a statement which details the following: 1. Existing Structures: o Original Manx stone-built cottage (appearing on 1864 mapping series). o Large two-storey detached stone-built barn (constructed later). o Recent outbuildings associated with the two earlier buildings. 2. There are large extensions to the cottage, which were erected more recently to the west and north. 3. Proposal: o Replace existing buildings with a new, contemporary, thermally efficient dwelling. o Design to meet modern living requirements. o New dwelling within residential curtilage and largely within current footprint. 4. Floor Areas: Proposed floor areas are less than current floor areas. 5. Site: Building would sit comfortably within the available site with primary outlooks south over open ground. 6. Trees: Retain majority of existing trees to the east and west. 7. Materials: Utilise natural Manx stone from demolished farmhouse and barns, high-quality met seam standing seam roof or natural slate, white render, and natural external timber cladding. 8. Access Driveway: o Existing driveway awkwardly placed at junction of Little Mill Road and Clypse Road. o Proposal to provide new improved access/egress point away from junction onto lesser- used, dead-end road. o Improved visibility and less traffic movement.

2.8 The application is supported by the following reports/documents: 1. Tree Report (Manx Roots Limited)

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2. Tree Survey Data (Manx Roots Limited) 3. Bat Report (Manx Bat Group) 4. AIA Report - Arboricultural Impact Assessment (Manx Roots Limited)

3.0 PLANNING POLICY 3.1 Site Specific: 3.1.1 The application site is not designated for development under the Area Plan for the East and the site is not within a Conservation Area. There are no registered trees on site and the site is not within a registered tree area, although an area of Registered trees is situated west of the site boundary. The site also

3.2 The Character Appraisal within the Area Plan for the East states thus concerning the area: 3.2.1 Glen Roy (B5): 3.2.2 Landscape Strategy: "Conserve and enhance: a) the character, quality and distinctiveness of the tranquil rural valley, with its scattered houses and farmsteads surrounded by deciduous woodland; b) its winding, narrow roads with small fords and bridges; c) relatively continuous tree cover in the valley bottom; d) strong field pattern on the lower valley sides.

Key Views Opened and channelled views up to the open uplands that surround the area. Channelled views over wooded valley towards Laxey".

3.3 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 3.3.1 the following parts of the Strategic Plan are vital for consideration in the assessment and determination of the application: 1. Strategic Policy 1 indicates development should make the best use of resources by ensuring efficient use of sites and being located so as to utilise existing and planned infrastructure, facilities and services. 2. Strategic Policy 2 - directs new development to existing towns and villages, or the countryside only in exceptional circumstances (see General Policy 3) 3. Strategic Policy 5 - design quality 4. Strategic Policy 10 - integrated transport network and related issues 5. Paragraph 4.3.11 states, "While wishing to conserve the historic landscape of the Island the Department welcomes new styles of housing as long as they take into account the landscape context and the impact on the amenities of the area in which they are sited. Merely arguing that a new building cannot be seen in public views is not a justification for the relaxation of other policies relating to the location of new development". 6. Spatial Policy 5 - development outside defined settlements only permitted in accordance with General Policy 3. 7. General Policy 2 - sets out normal 'Development Control' considerations. 8. General Policy 3 - sets out the exceptional circumstances in which development will be approved in the countryside. 9. Environment Policy 1 - protects the countryside and its ecology for its own sake 10. Transport Policy 7 and Appendix 7 relate to parking standards. 11. Housing Policy 4 directs new housing to settlements other than in exceptional circumstances and cross references the policies which set those circumstances (HP 7, 8, 9, 10, 11, 12, 13, and 14). 12. Housing Policy 12: The replacement of an existing dwelling in the countryside will generally be permitted unless: (a) the existing building has lost its residential use by abandonment; or

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(b) the existing dwelling is of architectural or historic interest and is capable of renovation. In assessing whether a property has lost its habitable status(1) by abandonment, regard will be had to the following criteria: (i) the structural condition of the building; (ii) the period of non-residential use(2) or non-use in excess of ten years; (iii) evidence of intervening use; and (iv) evidence of intention, or otherwise, to abandon. 13. Housing Policy 13 - Allows for the conversion of abandoned rural dwellings into new homes under specific conditions: Building Condition: At least three walls must be intact and structurally sound. Access: There must be an existing, usable track from the highway. Utilities: Fresh water and electricity must be available from existing services within the highway. This policy does not apply to National Heritage Areas. Buildings more ruinous than specified or new replacement buildings are not permitted. Extensions to converted dwellings are allowed if they are clearly subordinate to the original building, with the extension being less than 50% of the original floor space. 14. Housing Policy 14 - requires the following: o Siting and Size: Replacement dwellings must be on the existing footprint and not more than 50% larger than the original. o Design Compliance: Designs should follow Policies 2-7 of Planning Circular 3/91. o Material Use: Stone and slate from the site should be reused, and new fabric should match the original materials. o Environmental Improvement: Changes in siting or size must result in overall environmental improvement. o Visual Impact: Exceptionally, high-quality modern designs may be permitted if they do not have adverse visual impact. o Traditional Character: Larger dwellings may be considered if they replace poor form buildings with more traditional character.

Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are; Infrastructure Policy 5 (water conservation and management), Community Policy 7 (designing out criminal and anti-social behaviour), Community Policy 10 (proper access for firefighting appliances) and Community Policy 11 (prevention for the outbreak and spread of fire). 16. Section 8.11: Replacement Dwellings in the Countryside "8.11.1 There are in our countryside many existing dwellings, some of which contribute positively to its appearance and character, and some of which do not. A number of dwellings have been abandoned for many years; their physical remains being a reflection of agricultural and social change across the Island. They form features in the rural landscape which are often not unacceptable in their present state. It is appropriate to encourage change which would result in overall environment improvement, and to discourage change which would not. Where the building(s) concerned are of architectural merit or of local, historical or social interest demolition and replacement will be discouraged." 17. Paragraph 8.11.2: "It is important that replacement dwellings should relate closely to the buildings they replace in terms of siting and size, that the resulting visual impact is appropriate for the countryside, and that existing stone and slate are re-used."

4.0 OTHER MATERIAL CONSIDERATIONS 4.1 PLANNING POLICY STATEMENT 3/91 provides guidance on the design of residential development in the countryside. The following policies within the guide are considered relevant: 1. POLICY 2: New buildings are to be integrated with the landscape and where in groups, with each other. Single buildings in prominent locations can only be considered if they are satisfactory in all respects and include landscape proposals. 2. POLICY 3: The shape of small and medium sized new dwellings should follow the size and pattern of traditional farmhouses. They should be rectangular in plan and simple in form. Extensions to existing buildings should maintain the character of the original form.

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3. POLICY 4: External finishes are expected to be selected from a limited range of traditional materials. 4. POLICY 5: Doors and windows together with their size and relationship with each other and the wall face should follow traditional rural forms. 5. POLICY 6: Chimneys are considered important features and their provision following past patterns is recommended. 6. POLICY 7: Existing features are an essential part of the rural scene. New work should follow and respect successful past patterns.

4.2 RESIDENTIAL DESIGN GUIDE (2021) 4.2.1 This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.

4.3 THE ISLE OF MAN'S BIODIVERSITY STRATEGY (2015 - 2025) 4.3.1 The Department's Biodiversity Strategy is capable of being a material consideration. It seeks to manage biodiversity changes to minimise loss of species and habitats, whilst seeking to maintain, restore and enhance native biodiversity, where necessary.

5.0 PLANNING HISTORY 5.1 The wider site has been subject of the following planning applications: 1. PA 84/00866/B for Alterations and extensions to provide new garage with living accommodation over, 'Clypse Beg', Field 1004, Onchan Parish. This application was approved by the Planning Committee on 17 August 1984.

PA 00/00925/B for Alterations and extension to dwelling - Approved in September 2000. Condition 2 of the approval required that: "The external finishes of the proposed extension must match those of the existing dwelling."

5.2 Both of these applications set out the curtilage boundary which follows the 1860's historic curtilage boundary for the site.

6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

6.1 Consultations: 6.1.1 Onchan District Commissioners - Object on Layout and density of building design and finishing materials dated 01/05/2024).

6.1.2 DOI Highway Services - The 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 including visibility splays to accord to drawing no. 23 1757 07 Rev A and 23 1757 03 Rev A (26/07/2024).

6.1.3 DEFA Registered Buildings Officer - I do have concerns that given the increased size and massing proposed, together with the increase in reflective materials (i.e. glazing) that are proposed, it is likely to result in the replacement dwelling having an adverse visual impact on the locality when compared to the existing buildings. The proposals state an option of either zinc standing seam or natural slate as a roofing finish material. In terms of visual impact in the surrounding landscape, I would judge that natural slate would have a much lower impact if used on the pitched roofs. However, although the design does include some attempts to break up the massing of the building, the increase in volume is significant and is bound to result in an increased visual impact. Amendments to reduce or break up the massing of the dwelling at roof level would be likely to reduce the impact on the character of the surrounding landscape (17.07.2024).

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6.1.3.1 Following submission of revised plans, the DEFA Registered Buildings Officer has made the following comments (22.01.25): 1. With reference to the potential impact of the development on the character of the surrounding landscape, in my initial comments I raised concerns that the increased size and massing (and materials) would have an adverse visual impact on the locality. Following discussions with the applicant's agent, a revised scheme has now been submitted that seeks to address these concerns. The revised proposals show a significantly smaller link section between the two double-storey portions of the building. Finishes across the proposed buildings have also been changed, with the easterly building proposed to be finished in exposed local stone walls and a natural slate roof, while the westerly (main) portion of the proposed dwelling would have painted smooth render walls and a standing seam roof.

I still consider that the increase in overall massing of the buildings is a factor that would inevitably result in a greater visual impact when compared with the existing buildings on the site. I do, however, consider the revised proposals to represent a significant improvement when compared to those previously submitted. The contrast in finishes, together with the clear break between the two main buildings at eaves and roof level is likely to significantly reduce the impact of the overall massing when viewed from outside of the site. Finally in terms of the proposed design, the glazing arrangement at first floor level on the south elevation does, in my view, give the building a non-domestic appearance. Whilst this is clearly a departure from the design principles within planning circular 3/91, it is apparent that non-traditional design approaches have been permitted elsewhere. Given the heavily altered/extended form of the existing property, it may be the case in this instance that a non-traditional approach would be acceptable in terms of visual impact.

As previously requested, in the event that the application is recommended for approval, I would request that a 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'."

6.1.4 DEFA Biodiversity (24 July 2024): o The Ecosystem Policy Team is content with the Manx Roots Tree Planting plan and Bird and Bat Habitat Drawings (Drawing No. 23 1757). o New tree and hedge planting, and bat and bird boxes mitigate the loss of nesting/roosting space and trees. o Mitigation measures should be secured via condition if the application is approved. o A condition for replacing any tree or shrub that dies or is damaged within 5 years should be secured. o No permanent external lighting unless a sensitive low-level lighting plan is approved, following Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23. All works must comply with the approved lighting plan.

6.2 Representations 6.2.1 1 Brookfield, Little Mill Road, Onchan: 1. Object to the demolition of the existing period buildings at Clypse Beg. 2. The period buildings, including the farmhouse and two-storey stone barn dating back to at least 1864, add significant character and history to the Island and the Little Mill area. 3. These solid and well-built properties are integral to the heritage and beauty of the region, visible from the road to Clypse reservoir walks. 4. Demolishing them would lead to a loss of Manx heritage, characterful towns, and villages. 5. The construction of thermally efficient buildings does not justify the environmental impact of demolishing existing buildings. 6. Instead, these historic buildings should be treasured, renovated, and preserved to maintain their serviceable life and environmental benefits.

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7.0 ASSESSMENT 7.1 The key issues to consider in the assessment of the current application are: 1. The principle of the proposed development; 2. The potential impacts on the countryside setting/landscape; 3. Compliance with HP 14; 4. Impacts on highway safety; and 5. Impact on Biodiversity and Trees

7.2 It is not considered that the development would create impacts for neighbouring properties given the detached location of the property relative. Its closest neighbours are situated 101m (Clypse Mooar Cottage to the north), and 144.5m (La Serene, Little Mill Road, Onchan) respectively; distances which would ensure that there are no detrimental impacts.

7.3 PRINCIPLE OF DEVELOPMENT 7.3.1 Principle of the Replacement Dwelling (GP 3, HP 4, HP 12) 7.3.1.1 In evaluating the principle of the proposed development, proposals for replacement dwellings on a one-for-one basis are considered acceptable in principle. Such proposals are recognized as exceptional circumstances to the general presumption against development within the countryside, as outlined in General Policy 3 (GP 3) and Housing Policy 4 (HP 4). These policies allow for specific exceptions that permit development in rural areas, provided they contribute positively to the rural environment and community. Housing Policy 12 (HP 12) complements this by explicitly stating that replacement dwellings will generally be permitted unless the existing dwelling has been abandoned or is of sufficient architectural or historic interest to warrant renovation. This approach directly supports the Strategic Plan's aim of ensuring that land use planning facilitates sustainable growth and balances community and environmental needs.

7.3.1.2 Paragraph 8.11.1 further reinforces this principle by addressing inadequacies in existing rural dwellings. Many such dwellings, often abandoned or of suboptimal quality, fail to positively contribute to the countryside's appearance and character. In line with HP 12, the proposed replacement is appropriate as the existing building has not lost its residential use through abandonment, and its diminished architectural and historic value does not merit preservation. The Strategic Plan prioritizes improvements to rural landscapes, which is reflected in this opportunity for replacement dwellings to elevate the environment and meet balanced growth objectives. As such, their replacement offers a unique opportunity for environmental improvement, reflecting the Strategic Plan aims to enhance rural landscapes while sustaining their balance and vitality (Paragraph 7.2.1).

7.3.1.3 Preservation remains critical for considerations on such developments, with the core goal being that those buildings of architectural, historical, or social merit be retained wherever possible. However, the original farmhouse under evaluation has undergone extensive alterations, including large extensions and external modifications, significantly diminishing its traditional countryside character. According to Planning Circular 3/91 (Policies 2-7), smaller, proportionate Manx farm dwellings of 3 or 5 bay design with gable-end chimney stacks are essential in retaining vernacular qualities. Given its failure to meet these vernacular standards and HP 12's allowance for replacement when a dwelling's architectural interest does not justify renovation, the current dwelling no longer meets these standards, justifying its replacement under the scheme.

7.3.1.4 Overall, it is concluded that while the collection of buildings does exhibit some architectural and historic interest, given that they date back to at least 1860, this interest falls short due to the significant unsympathetic extensions and alterations that have taken place over time. Consequently, the loss of these historical elements must be weighed against the potential for rural enhancement through redevelopment. The proposal satisfies HP 12's requirements as the dwelling has not been abandoned, and its architectural merit does not

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justify preservation. In this case, the redevelopment offers a unique opportunity to address deficiencies in the existing dwelling by improving environmental quality, enhancing the rural setting, and aligning with the objectives of sustainable growth and community vitality. This aligns with General Policy 3 and supports the overarching aims of the Strategic Plan. By striking a careful balance between preservation and the need for improvement, the proposal reflects the coordinated approach to land use planning emphasized in the Strategic Plan, delivering measurable benefits to both the environment and the community.

7.3.2 ASSESSMENT OF PROPOSED CHANGES TO CURTILAGE (EP 1, 14, GP3) 7.3.2.1 The proposed modifications to the curtilage would allow for the creation of better and safer access into the site. By removing the 305sqm portion of the current curtilage that includes part of the driveway and an unsafe access point, the scheme addresses existing safety concerns. This adjustment ensures that access to the site is more practical and secure for all users.

7.3.2.2 Furthermore, the integration of a 295sqm area from the adjoining field to the south enhances the functionality and usability of the curtilage without compromising its overall purpose. This change supports improved site layout, facilitating a coherent and efficient design that aligns with safety and practicality objectives.

7.3.2.3 Importantly, the proposed scheme would not result in the loss of high-quality agricultural soils. The site is located within an area classified as Class 3 soil, which is not considered to represent high-quality agricultural land. The alterations to the residential curtilage maintain a balance between functional improvements and preservation of surrounding land quality.

7.3.2.4 These modifications result in a slightly reduced curtilage size of approximately 1991.84sqm, compared to the current size of 2001.8sq, a reduction of about 9.96sqm. Despite these adjustments, the proposal yield benefits in terms of accessibility, safety, and land use optimization. Besides, the area removed from the curtilage would be allowed to naturally recover its countryside attributes as the area would be fenced off. Therefore, it is considered that that the change to the curtilage would not be averse to the provisions of EP1, GP3, and EP14.

7.4 LANDSCAPE IMPACT (STP 4 and Character Assessment - Area Plan) 7.4.1 The character, quality, and distinctiveness of this area are shaped by its tranquil rural valley, with scattered houses and farmsteads framed by deciduous woodland. Complementing these elements are winding, narrow roads interspersed with small fords and bridges. In addition, the relatively continuous tree covers along the valley bottom and the strong field patterns on the lower valley sides contribute to the area's unique and cohesive landscape.

7.4.2 When assessed against the broader landscape character, the proposed development appears to maintain many of the defining features of the surrounding environment. Although the proposal involves replacing a significantly altered dwelling and a traditional barn with a new dwelling with strong contemporary elements, the impact on the area's character is mitigated by the retention of key features such as the mature Manx sod banks, roadside trees, and field boundary vegetation. Furthermore, the development incorporates an extensive tree-planting initiative around the perimeter of the new dwelling, strengthening and complementing the existing vegetation that characterizes the area.

7.4.3 While the form of development on the site will inevitably change, the new buildings will remain within the footprint of the existing structures. This ensures minimal disruption to the landscape's core attributes. By integrating significant tree planting, the proposal aligns with the principles outlined in the Landscape Character Assessment of the Area Plan, Strategic Policy 4, and the guidance provided in paragraph 7.4.1 of the Strategic Plan.

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7.5 COMPLIANCE WITH HOUSING POLICY 14 7.5.1 Housing Policy 14 requires that: a. Where a replacement dwelling is permitted, it must not be substantially different from the existing one in terms of siting and size, unless such changes would result in an overall environmental improvement. b. The new building should generally be sited on the footprint of the existing dwelling and should have a floor area no more than 50% greater than the original building. The policy also states that the design of the new building should align with Policies 2-7 of the present Planning Circular 3/91. Exceptionally, permission may be granted for buildings of innovative, modern design if they are of high quality and would not result in an adverse visual impact. The policy stipulates the re-use of materials such as stone and slate still present on the site, and that new fabric should match the materials of the original building.

7.5.2 Regarding siting and size, the new dwelling would be sited largely on the existing footprint. However, it would extend beyond the position of the existing dwelling, incorporating part of the footprint of the barn on site. This would result in an approximate 38.6% increase in footprint, as the floor area would grow from 376sqm to 521sqm. Since the proposed dwelling is primarily positioned on the existing footprint, the proposal complies with Housing Policy 14.

7.5.3 In terms of floor area, the proposed dwelling would be approximately 39% larger than the existing building but would remain contained within the existing footprint. Additionally, the new building would be set over two floors (ground and first), minimizing encroachment into undeveloped parts of the site. Although the building would be taller than the existing one, this change is not deemed significant enough to warrant refusal.

7.5.4 The design of the new building aligns broadly with Policies 2-7 of Planning Circular 3/91, as required by Housing Policy 14. a. The dwelling would integrate into the surrounding landscape, fulfilling Policy 2. b. Its shape would mimic traditional farmhouses with a rectangular plan and simple form. Features like the broken roof form and smaller additions correspond to Policy 3, despite the proportions not adhering to the traditional 2:1 ratio. c. External finishes, such as a mix of render, natural Manx stone, timber, and slate, would match traditional properties in the area. Retaining features like the sod banks and hedging ensures alignment with Policy 7. However, some aspects deviate from Policies 5 and 6 of Planning Circular 3/91: a. Doors and windows, although well-related to one another, are disproportionately large compared to traditional fenestrations. b. The absence of gable-end chimneys does not meet Policy 6 requirements. Despite these deviations, the proposal meets most of the requirements of Policies 2, 3, 4, and 7. Housing Policy 14 allows for innovative, high-quality modern designs that do not cause adverse visual impacts. The proposed materials, orientation, and innovative features shift the balance in favour of the development.

7.5.5 In conclusion, while the proposed dwelling's floor area is slightly larger than the existing one, the increase in floor area falls within the increase acceptable under HP 14. Besides, its appropriate finishes, siting, use of existing materials, and innovative design render the scheme acceptable under Housing Policy 14.

7.6 IMPACTS ON HIGHWAY SAFETY (TP 1, TP 4, & TP7) 7.6.1 There is provided within the scheme parking spaces for a minimum of six vehicles within the site (within the double garage and on the hardstanding area) and provision for bicycle parking which would be more than the required parking standards set out in Appendix 7 of the IOMSP. Therefore, it is considered that the requirements of Parts (h) and (i) of General Policy 2 and Transport Policy 7 which relate to the provision of adequate parking and turning space, and to highway safety are met.

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7.6.2 It is also considered that the changes to the access positioning and arrangement would result in improvements to highway safety given the significant improvement to visibility when the new access is compared with the old access. As such, these elements of the scheme align with General Policy 2 (h & i).

7.6.3 Further to the factors highlighted above, DOI Highways have reviewed the application and have confirmed that they have no objection, save for the request for the inclusion of a condition that all access arrangements including visibility splays to accord to drawing no. 23 1757 07 Rev A and 23 1757 03 Rev A. Based on the foregoing, it is considered that the parking and highway elements of the proposal would be acceptable.

7.7 IMPACT ON TREES/ECOLOGY (GP2, EP3, EP4 and EP 5) 7.7.1 The proposal seeks to remove about 13 Category C trees and 3 Category U trees. However, it also seek to integrate new planting of 9 new trees of mixed species as replacement planting, together with new Native hedge (Hawthorn) along parts of the northern boundary of the site. As the trees to be removed are Category C and U trees which have limited merit and value, their removal is not considered to have detrimental impacts on the character of the site and area. Besides, the new trees would improve diversity for the site, with their purposely positioning serving to enhance the tree spread and cover for the site.

7.7.2 It is also important to note that the application is supported by a Professional arboriculturist's notes, which highlight that the larger trees in group G1 are in poor health and pose a significant risk to the highway, thus their removal is necessary irrespective of the proposed development. Likewise, the smaller trees in the group are primarily ornamental species with limited biodiversity value. Additionally, the arboriculturist notes that the area is heavily overrun by invasive, non-native shrubs such as lonicera and rhododendron and as such clearing this group would provide an opportunity to plant a new native hedge along the boundary, enhancing both biodiversity and visual amenity. He further notes that to address concerns regarding the removal of G1, a comprehensive planting plan has been proposed. This plan includes the establishment of a native hedge along the roadside boundary, supplemented by additional planting elsewhere to compensate for the loss of trees. These measures are expected to deliver meaningful environmental and aesthetic benefits. Given this approach, the application is considered to meet the requirements of GP2 and EP3 concerning trees. However, conditions will be imposed to ensure that the proposed mitigation measures are fully implemented.

7.7.3 In terms of the impacts of the development on site ecology, it is considered that the ecological impact of the development is predominantly tied to tree loss, as some boundary trees, owing to their age and density, may serve as roosting sites for wildlife. To address these concerns, mitigation measures are proposed to compensate for the loss and enhance biodiversity. These include new tree and hedge planting to replace removed vegetation, alongside the installation of bat and bird boxes to provide alternative nesting and roosting spaces. By integrating these provisions, the application seeks to mitigate tree loss while safeguarding biodiversity, aligning with the overarching ecological goals and enabling the development to proceed without significant adverse impacts. Given the above, conditions will be imposed to ensure that these measures are integral to the development of the site.

8.0 CONCLUSION 8.1 Overall, the proposed development represents a well-considered approach to development in the countryside, delivering measurable environmental, practical, and aesthetic benefits while respecting its countryside setting. The replacement dwelling aligns with Housing Policy 14, balancing modern design with traditional elements, and achieves compliance with Housing Policy 12 and Planning Circular 3/91 Policies 2-7 through its appropriate use of materials and thoughtful design choices. Despite its increased size and visibility from the adjoining highway, careful measures such as tree planting and landscape preservation mitigate visual impacts while enhancing biodiversity.

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8.2 On balance, the scheme addresses key considerations, including highway safety improvements under Transport Policies TP1, TP4, and TP7, and compliance with Environmental Policies EP3 and EP4 through native hedging and replanting initiatives. By blending innovation with preservation, the proposal aligns with Strategic Policy 4 and General Policy 3, delivering sustainable growth and enhancing the rural character. These factors collectively demonstrate that the development meets policy requirements and exemplifies responsible countryside planning.

9.0 INTERESTED PERSON STATUS 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

9.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status.

9.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __

I can confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to the it by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : ...Permitted... Committee Meeting Date:...14.04.2025

Signed : P VISIGAH Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below

Customer note

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This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.

PLANNING COMMITTEE DECISION 14.04.2025

Application No. :

24/00453/B Applicant : Mr & Mrs Terry & Louise Kinvig Proposal : Demolition of existing dwelling and associated buildings and creation of new dwelling with associated drive access. Site Address : Clypse Beg Little Mill Road Onchan Isle Of Man IM4 5BF

Planning Officer : Paul Visigah Presenting Officer As above

Addendum to the Officer’s Report

The Planning Committee considered the application at its meeting on 14 April 2025 and agreed with the recommendation to approve the application subject to the officer's amendment of condition 8.

Amended Conditions shall read:

C 8. 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.

Reason: To ensure that the development is carried out to the highest standards of materials, in the interests of the appearance of the development and the visual amenities of the area.