23 June 2025 · Delegated - Principal Planner (Chris Balmer)
Clypse Lodge, Clypse, Onchan, Isle Of Man, IM4 5bg
The proposal involves demolishing the existing 1960s non-traditional dwelling at Clypse Lodge, which has been unoccupied for 6-7 years, and replacing it with a larger two-storey house (340m² vs 233m² existing, 46% increase) including attached garage, conservatory, and bay windows, using pitched natural slate roof and p…
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The officer accepted the principle of replacement under Housing Policy 12 as the dwelling is in poor structural condition, unoccupied 6-7 years but not deliberately abandoned due to legal proceedings/…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/form/design/landscaping and not adversely affect landscape character. Officer assessed proposal complies as well-screened, traditional design enhances over existing poor dwelling, no harm to landscape.
General Policy 3
Permits development outside zoned areas exceptionally for replacement rural dwellings (cross-ref HP12-14). Officer confirmed principle acceptable as one-for-one replacement in countryside.
Environment Policy 1
Protects countryside/ecology unless overriding need. Officer found limited impact on trees/biodiversity mitigable, site remains screened, overall enhancement justifies.
Environment Policy 4
Prohibits harm to protected species/habitats. Officer noted bird survey confirms mitigation via nest box; precautionary bat survey conditioned; tree removal low impact with protection/replanting.
Housing Policy 12
Permits countryside replacements unless abandoned or historic/renovatable. Officer found not abandoned (legal delays), poor condition unfit for renovation, no historic interest.
Housing Policy 14
Replacement not substantially different in siting/size (max 50% larger floor area) unless environmental improvement. 46% increase on similar footprint justified by traditional design replacing poor form, less visual impact, matches prior approvals.
Transport Policy 7
Requires parking per standards. Officer noted garage +2 off-road spaces/turning, no intensification, no highway impact.
Time limit
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters.
Soft landscaping scheme
Prior to the first occupation of the development hereby permitted, a soft landscaping scheme shall be submitted to and approved in writing by the Department. The scheme shall include details of all new trees and hedgerows and shall include a landscaping plan, planting specification and a timetable for implementation. Development shall be carried out in accordance with the approved scheme. 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.
Retained tree protection
No retained tree as shown on the approved Tree Removal Plan shall be cut down, uprooted, destroyed, or damaged in any manner during the construction phase and thereafter, within five years from the date on which the development is first occupied. In the event that a retained tree become damaged or otherwise defective, the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented.
Tree protection scheme
No development shall take place unless a tree protection scheme have been submitted to and approved in writing by the Department. Tree protection measures shall be shown on a layout plan accompanied by descriptive text and shall include but is not limited to; a) The location of the trees to be protected. b) The position and construction of protective fencing around the protected trees (to be in accordance with BS 5837: 2012 Trees in relation to design, demolition and construction). c) The extent and type of ground protection, and any additional measures required to safeguard vulnerable trees and their root protection areas. All documents should be prepared in accordance with British Standards BS3998:2010 Tree work - Recommendations and BS5837:2012 (Trees in relation to Design, Demolition and Construction -Recommendations) unless superseded. The development must be carried out in accordance with the approved details. No alterations or variations to the approved tree protection scheme or working methods shall be made without prior written consent of the Department. In the event that trees become damaged or otherwise defective during such period, the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented. In the event that a tree dies or is wilfully removed without prior consent it shall be replaced as is reasonably practicable and, in any case, by not later than the end of the first available planting season, with trees of such size, species and in such number and positions as may be agreed with the Department
Bat survey
No development shall commence until a bat survey has been submitted to and approved in writing by the Department. The bat survey, shall identify impacts on bat species together with mitigation and enhancement measures, where appropriate, and shall include an ecological mitigation plan and timetable for its implementation. Thereafter, the approved mitigation and enhancement measures shall be fully completed prior to the first occupation of the dwelling hereby permitted.
External lighting
No external lighting, including security lighting, shall be installed within the site other than in accordance with details that have previously been submitted to and approved in writing by the Department. The scheme shall accord with the recommendations outlined in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), or any subsequent version.
Robin nest box
No development hereby permitted shall commence, including site clearance work, unless details of a nest box suitable for robins has been submitted to planning and approved in writing by the Department. The nest box shall be installed in accordance with the approved details prior to the first occupation of the dwelling.
No dwelling extensions
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, hereby approved shall be carried out without the prior written approval of the Department.
No additional garages/outbuildings
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 garages or other free standing buildings shall be erected within the curtilage of the dwelling hereby approved without the prior written approval of the Department.
Recommend the application is approved / Support the application
Agree with comments and feel satisfied that the impact is acceptable and can be dealt with a pre commencement condition for tree protection
Further comments received raising no objection subject to conditions
DEFA Ecosystem Policy Team initially objected due to lack of ecological information but later raised no objection subject to conditions addressing bats, birds, trees, lighting, and landscaping.
Key concern: robin nest site requiring compensation and potential bats in buildings/trees needing surveys
DEFA Ecosystem Policy Team
Conditional No Objection"No objection subject to condition"; "A robin nest site was found on the building and therefore avoidance and compensation is required"; "we are content in this instance to request that this via a condition"; "The demolition of the property must not take place between the dates of March - August inclusive, in order to avoid nesting birds"
Conditions requested: No works to commence unless a preliminary assessment for roosting bats on the buildings and trees, incorporating evening emergence surveys, have been undertaken by a suitably qualified ecological consultancy and a report/s details the findings have been submitted to Planning and approved in writing. This must also be accompanied by an ecological mitigation plan which details how the recommendations within the preliminary assessments and any additional surveys are to be implemented on site.; No works to commence unless details of a nest box suitable for robins has been submitted to planning and approved in writing.; No works to commence unless a soft landscaping plan has been submitted to Planning and approved in writing. The conditions should also secure the replacement of any planting which dies or is removed within the first 5 years of completion of the development.; No external lighting to be installed unless a sensitive lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to Planning and approved in writing.; No works to commence unless a tree protection plan has been submitted to Planning and approved in writing.
DEFA Ecosystem Policy Team
Objection"Objection due to lack of information"; "Demolition without suitable checks for birds and bats would be considered reckless"
Conditions requested: Additional Arboricultural surveys to be provided prior to works, including tree felling.; A soft landscaping plan to be provided prior to works commencing which also secures the replacement of any planting which dies or is removed within the first 5 years of completion of the development.; No external lighting to be installed unless a sensitive low level lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted.
