17 September 2025 · Delegated - Principal Planner (J Singleton)
Clypse Lodge, Clypse, Onchan, Isle Of Man, IM4 5bg
The application proposes demolishing an existing unoccupied farmhouse in poor repair and replacing it with a larger two-storey, four-bedroom dwelling (505m² GIA vs existing 370m²) and detached garage on a flat, rectangular site within a semi-woodland rural farm setting near Clypse Reservoir.
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The officer assessed that residential use had not been deliberately abandoned despite over 10 years non-occupation, citing poor structural condition, connected services, ongoing Treasury rating, and e…
General Policy 2
Requires development to respect site/surroundings in siting, layout, scale, form, design, landscaping and not harm landscape character. Officer found proposals comply as well-screened site, traditional design enhances poor existing dwelling, no public views.
General Policy 3
Permits countryside development exceptionally for replacement rural dwellings (HP12-14). Accepted as one-for-one replacement in open countryside.
Housing Policy 12
Permits replacement unless abandoned or historic/renovatable. No deliberate abandonment found despite >10yr vacancy due to legal delays; poor condition but renovatable at high cost.
Housing Policy 14
Replacement not substantially different in size/siting unless environmental gain; <50% GIA increase (36%), traditional design improves poor existing form, matches prior approvals.
Environment Policy 1
Protects countryside unless overriding need. Replacement justified as enhances landscape setting of dilapidated site.
Environment Policy 2
Mentioned in decision; assessed positively with landscape/tree conditions.
Environment Policy 3
No unacceptable woodland loss; Category U/C tree removal ok, B trees retained/protected.
Environment Policy 4
Protects species/habitats; bird/bat mitigation via conditions ensures favourable status.
Transport Policy 7
Parking per standards; existing access, 4+ spaces/garage, no intensification.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
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.
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.
Bird nest mitigation plan
No development shall commence, including site clearance work, unless details of a bird nest mitigation plan has been submitted to and approved in writing by the Department. The mitigation plan shall accord with the recommendations set out in Section 7 of the approved Bird Survey Report dated February 2025 and include, as a minimum, the following: o 3 nesting spaces for swallows o 2 nesting spaces suitable for starling o 1 nesting space suitable for wren o 2 nesting spaces suitable for jackdaw 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 approval for planning purposes only
No comments
Satisfied that impact is acceptable with pre-commencement tree protection condition
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
