195859

==== PAGE 1 ====

Department of Environment, Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 Mr Chris Millar 23 WEST QUAY RAMSEY IM8 1DL TOWN AND COUNTRY PLANNING ACT 1999 The Town and Country Planning (Development Procedure) Order 2019 In pursuance of powers granted under the above Act and Order the Department of Environment, Food and Agriculture determined to APPROVE an application by Mr & Mrs Terry & Louise Kinvig, Ref 24/00453/B, for the Demolition of existing dwelling and associated buildings and creation of new dwelling with associated drive access. at Clypse Beg Little Mill Road Onchan Isle Of Man IM4 5BF . Any conditions or notes which apply to the approval are set out below. This approval is subject to compliance with any conditions listed and may not be implemented until it becomes final (see guidance notes). 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. 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. 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.

==== PAGE 2 ====

Department of Environment, Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 Reason: To ensure and safeguard the recording and inspection of matters of historical importance that will be lost in the course of works. 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). 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. 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. 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. 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. 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

==== PAGE 3 ====

Department of Environment, Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 (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. 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 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. 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 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) 8. AIA Report - Arboricultural Impact Assessment (Manx Roots Limited)

==== PAGE 4 ====

Department of Environment, Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 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) This decision has been made for the following reasons(s) 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. Date of Issue: 16th April 2025 J CHANCE Director of Planning and Building Control

==== PAGE 5 ====

Department of Environment, Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 Guidance Note This decision was made by the Planning Committee in accordance with the authority delegated to it. This decision refers only to that applied for under the Town and Country Planning Act 1999 and its subordinate legislation. A copy of the Officer’s report and any correspondence which informed the assessment and decision is available to view on the Government’s website (via https://pbc.gov.im/online-applications/) Implementation The decision does not become final until either Any appeal has been concluded; or 21 days have passed since the date on this notice and no appeal has been submitted Development must progress in accordance with the plans approved under, and any conditions attached to this approval (irrespective of any changes that may separately be requested at the Building Control stage or by any other Statutory Authority). This approval does not remove the need to also comply with any other relevant legislation. Any conditions requiring certain works, submissions etc. prior to commencement of development must be fulfilled prior to work starting on site. Failure to adhere to this approval and meet the requirements of all conditions may invalidate this approval or result in formal enforcement action. Appeal Any appeal must be in writing and submitted to the Department within 21 days of the date of this Notice. The appeal must contain: the grounds for making the appeal; payment of the planning appeal fee (currently £355); and if relevant, confirmation that the appellant wishes to have the appeal determined by means of an inquiry and payment of the additional inquiry fee (currently £130). Where the appeal is submitted by the applicant they must: specify in detail and by reference to material planning considerations the reasons why the appellant disagrees with that determination; and Where against a refusal, on the grounds of deficient detail or supporting documentation, set out why they consider the information or documentation forming part of the application was sufficient in the circumstance. If the appeal is submitted by someone who has interested Person Status but is not listed in Article 4(2) of the Development Procedure Order 2019, that person must relate their grounds for making the appeal to issues which they included in representations made prior to the application being determined. Failure to meet all of the relevant above requirements will mean that the appeal cannot be validated. An appeal form and more detailed guidance are available either from Planning & Building Control, Tel 685950, or from the Department’s website www.gov.im/planningappeal If this decision becomes final because there is no appeal, the Department’s public reference copy (counter copy) of the planning application (should one have been received) may be collected by the applicant or their agent from Murray House. Please note that if the counter copy of the application is not collected within thirty days following the last date on which a planning appeal can be made it will be destroyed without further notice.