18 June 2024 · Planning Committee
The Grange, Clypse, Onchan, Isle Of Man, IM4 5bg
The application seeks permission for a detached double garage (6.8m x 7.0m, 5.244m ridge height, below ground level with white render, slate roof, green uPVC windows), a new gravel or bitmac driveway and parking area, and extension of the residential curtilage by changing part of an adjacent agricultural paddock to dom…
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The proposal does not strictly comply with General Policy 3 as it involves curtilage extension and outbuilding in unzoned countryside, but approval was granted because there is limited scope within th…
General Policy 2
Sets general development control considerations including design, wider impacts on amenity and character, and parking/access/highway safety. Assessed as relevant even in unzoned countryside; proposal complies as garage design respects surroundings, no amenity or highway harm.
General Policy 3
Prohibits development outside zoned areas except specific exceptions not including curtilage extensions or outbuildings. Proposal conflicts as countryside development but approved due to site-specific constraints justifying departure; no material landscape harm.
Environment Policy 1
Prevents development adversely affecting countryside unless overriding need and no alternative. Complies as extension not excessive, garage appropriately scaled/sited, screened, and not visually prominent; no adverse countryside impact.
Environment Policy 3
Prevents unacceptable loss/damage to woodland/trees of amenity/conservation value. Tree removal regrettable but low-value (category C/U), site high tree cover, mitigable by replacement planting and protection; complies with conditions.
Environment Policy EN1
Referenced in condition for landscape character. Condition ensures compliance via no further enclosures/buildings in new curtilage.
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.
Soft landscaping scheme
No development shall be commenced until soft landscaping scheme has been submitted to and approved in writing by the Department. Such a scheme shall include details of new trees (to mitigate the loss of trees) and hedgerow and shall include a landscaping plan, planting specification and a programme of implementation. The approved landscaping scheme shall be carried out in accordance with the approved details. The works shall be carried out during the first available planting season following the commencement of the development or in accordance with the programme agreed in writing with the Department. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department. Reason: To ensure appropriate mitigation for the loss of trees is secured, in the interest of landscape character and biodiversity.
Arboricultural monitoring and tree protection
No development hereby permitted shall commence until an Arboricultural Monitoring Schedule has been submitted to and approved in writing and the associated the Tree Protection measures identified on Dr No TP-100424 have been fully implemented on the site. The Tree Protection Measures shall remain in place until such time as the development is substantially complete. During the course of construction, the developer shall comply with the Recommended Protection Measures for Retained Trees set out at Section 4.5 of the approved Manx Roots Arboricultural Impact Assessment dated April 2024. Reason: To provide protection for retained trees within the site, in the interest of tree health.
Bird box plan
No works above damp proof course shall take place until a bird box plan has been submitted to the Department of the Environment Food and Agriculture and approved in writing. The approved box(es) shall be installed prior to the development hereby permitted first coming into use. The plan shall include details about the type, number and locations of the boxes. Bricks/boxes should be placed high up on a northerly elevation, not above windows or doors. Reason: To ensure that suitable biodiversity enhancement measures are provided on the development site.
No further development in new curtilage
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 fences, gates, walls or other means of enclosure, no shed, greenhouse or any other building shall be erected or placed within the new curtilage hereby approved, without the prior written approval of the Department. Reason: In the interest of landscape character to ensure the proposals comply with General Policy 3 and Environment Policy EN1.
Sod bank boundary
No development hereby permitted shall commence until details and drawings of a new sod bank, to be constructed along the southern boundary of the application site, have first been submitted to and approved in writing by the Department. The sod bank shall be fully completed in accordance with the approved details and drawings prior to the development hereby permitted first being brought into use. Reason: To ensure the development makes a satisfactory impact upon landscape character.
Recommend the application is approved for planning purposes only.
No objection and consider there will be no impact upon highway network or parking.
Would not object as long as mitigation is provided in the form of new trees (at least as many as removed) and installation of integrated bird bricks; requests specific conditions for landscaping and bird box plans.
No objections subject to conditions for tree protection measures, arboricultural monitoring schedule, and landscaping/tree planting plan.
DEFA Biodiversity offers conditional no objection requiring tree planting and bird bricks for biodiversity mitigation; DEFA Forestry no objection subject to tree protection and landscaping conditions; Highway Services no significant highway impact; Onchan District Commissioners recommend approval.
Key concern: net loss for biodiversity due to removal of 12 trees without replacement planting
DEFA Biodiversity
Conditional No ObjectionThe Ecosystem Policy Team would not object to this application as long as mitigation is provided in the form of new broadleaved tree planting, with at least as many trees to be re-planted as are to be removed, and installation of integrated bird bricks in the new garage; The placement of the new garage and driveway will require the removal of 12 trees. However, no new trees are to be planted to mitigate against the ecological impact of this, meaning that the application will result in a net loss for biodiversity on site.
Conditions requested: No works to take place unless a soft landscaping plan containing details of new tree and hedge planting has been submitted to Planning and approved in writing. The landscaping plan should contain location, number and species details for all new planting.; No works to commence unless a bird box plan has been provided to Planning and approved in writing. The plan should include details about the type, number and locations of the boxes. Bricks/boxes should be placed high up on a northerly elevation, not above windows or doors.; mitigation in the form of new broadleaved tree planting, with at least as many trees to be re-planted as are to be removed; installation of integrated bird bricks in the new garage
DEFA Forestry
Conditional No ObjectionI have no objections subject to the following matters being made a condition of approval; proposing to remove around 10 trees (category C) and 2 trees (cat u)
Conditions requested: The adherence to the protection measures outlined in section 4.5 of the arboricultural impact assessment and on the tree protection plan, including methodology for the installation of the geocell.; The provision of, and adherence to, an arboricultural monitoring schedule to oversee and ensure the development does not have a detrimental impact on retained trees.; The provision of, and adherence to, a landscaping/ tree planting plan to mitigate the loss of the 10 category C trees.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking, as the proposals are off an un‐adopted access lane.
Onchan District Commissioners
SupportThe Commissioners would recommend that the application be APPROVED for planning purposes only.
