17 September 2025
Clypse Lodge, Clypse, Onchan, Isle Of Man, IM4 5bg
The proposal involves demolishing a dilapidated traditional Manx farmhouse at Clypse Moar Farm and replacing it with a larger two-storey dwelling (540m² floor area, 27.5m width, 14.6m depth, 10.5m ridge height) featuring natural slate roof, painted render, Manx stone porch, gable chimneys and timber/aluminium windows, …
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No decision notice or officer report for 24/91420/B is provided; documents cover prior related applications. For 14/01157/REM (reserved matters for replacement farm dwelling), the officer reasoned the…
Environment Policy 1
Protects countryside from adverse development unless overriding need or exceptions apply. Proposal qualifies under replacement dwelling exception (GP3(d), Housing Policies 12-14) as existing habitable farmhouse in poor repair, not abandoned.
General Policy 3
Presumption against development outside zoned areas, with exceptions including replacement of rural dwellings (Housing Policies 12-14). Officer confirmed exception applies, leading to detailed assessment under Housing Policy 14.
Housing Policy 12
Permits replacement of countryside dwellings unless abandoned or capable of renovation if of historic interest. Existing dwelling in very poor repair (no glazing/door, overgrown) but retains vernacular, not abandoned (recent AiP approval); habitable status confirmed.
Housing Policy 14
Replacement must not be substantially different in siting/size (max 50% floor area increase, external measure excluding attics/outbuildings), traditional design per Circular 3/91 Policies 2-7, unless environmental improvement. Floor area debated (39% if including attached garage/outbuilding vs 103% excluding) but accepted as compliant including attached element; design traditional; larger size/visual impact justified by improved character, screening, farm context despite not on full footprint.
Time limit
The development hereby approved shall be begun before the 24th February 2023, allowing for an additional 4 years validity. (Variation from 19/00205/B)
Landscaping scheme
No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Department. Details of the landscaping works shall include, inter alia, details of new tree planting to the north and eastern boundaries of the site. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Details of the hard landscaping works shall include details relating to footpaths, and all hard surfaces should be dark in colour. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted.
No extensions
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 extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of 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, where appropriate, including a timetable for its implementation. The development shall not be carried out unless in accordance with the approved details.
does not oppose this application
no objection
DEFA Ecosystem Policy Team initially objected due to lack of ecological and arboricultural information but later raised no objection subject to conditions for bat surveys, bird mitigation, tree protection, soft landscaping, and sensitive lighting.
Key concern: Lack of bat and bird surveys leading to initial objection
DEFA Ecosystem Policy Team
Conditional No ObjectionNo objection subject to condition; a bird mitigation plan to be provided. This will need to include: At least 3 nesting spaces for swallows... 2 nesting spaces suitable for starling... 1 nesting space suitable for wren... 2 nesting spaces suitable for jackdaw; consideration is given to the retention of this tree as standing dead wood, if safe to do so... Should this tree need to be removed then a woodpecker nest box should also be provided; we are content in this instance to request that this via a condition
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; No works to commence unless a bird mitigation plan 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 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; No works to commence unless a tree protection plan has been submitted to Planning
DEFA Ecosystem Policy Team
ObjectionObjection due to lack of information; The applicant has ticked no the question on the application form asking whether there are any tree on hedges on site; strongly recommend that a preliminary assessment for roosting bats and nesting birds is undertaken
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
