30 June 2025 · Head of Development Management (Stephen Butler)
Sulby Bridge Cottage, Sulby Bridge, Sulby, Isle Of Man, IM7 2eu
The proposal involves demolishing a traditional two-storey Manx stone cottage (footprint 10m x 5.6m, 80m² floor area) and an outbuilding, replacing them with two semi-detached two-storey dwellings of similar overall footprint but increased built area.
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The officer found the removal of first-floor windows from the north elevation of Dwelling B created a 'blank first-floor façade' that 'undermines the architectural coherence and contextual sensitivity…
General Policy 2
Requires respect for site/surroundings in scale/form/layout (b), no adverse character impact on townscapes (c), preserve locality character (g), satisfactory amenity/living conditions (h), natural surveillance/safety (m). Officer assessed revised blank north elevation as disrupting vernacular rhythm and amenity via poor outlook/light; failed these tests despite prior appeal acceptance of scale.
Environment Policy 42 - character and need to adhere to local distinctiveness
Mandates new developments reflect existing architectural character/identity of locality. Removal of windows created 'incomplete/uncharacteristic' façade departing from Manx cottage fenestration symmetry, weakening integration vs. nearby properties.
Spatial Policy 5
Seeks high-quality, contextually responsive design. Blank elevation seen as 'utilitarian' and 'less engaging', contradicting appeal inspector's praise for original window composition adding 'interest/profile'.
Environment Policy 13 - Development and flood risk
Requires no unacceptable flood risk beyond site boundary. FRA failed to model off-site impacts from 42.5% footprint increase/60% impervious cover; no percolation tests despite DOI FRM concerns.
Environment Policy 10 - Development and flood risk
Mandates mitigation in flood-prone areas. Lacked flood flow modelling/percolation testing; relied inadequately on elevation alone in medium fluvial risk zone per updated maps.
no significant negative impact upon highway safety, network functionality and/or parking providing the same conditions are attached as per application number 24/00106/B
no objection subject to conditions including soft landscaping plan, bird box plan, and ecological assessment for bats/birds
DEFA Ecosystem Policy Team raised no objection subject to conditions on biodiversity mitigation including bat surveys, bird boxes, and landscaping plans. DOI Flood Risk Management Division expressed concerns requiring further flood risk assessment and surface water details but di…
Key concern: potential bat roosts in Traditional Manx Cottage requiring surveys prior to demolition
DEFA Ecosystem Policy Team
Conditional No ObjectionNo objection subject to condition.; a preliminary assessment for roosting bats and nesting birds is undertaken on the building by a suitably qualified ecological consultancy, and a report detailing the findings... be provided prior to demolition.; To ensure no net loss for biodiversity on site.
Conditions requested: No works to commence unless a soft landscaping plan has been submitted to the Department and approved in writing; No works to commence unless a bird box plan has been submitted to the Department and approved in writing; two (one per property) nest bricks/boxes are erected on site on northerly elevations, not above or below windows or doors, one open fronted and one entry hole nest box
Department of Infrastructure Flood Risk Management Division
FMD would require a flood risk assessment to model this situation to confirm if this would be an issue.; We would suggest that percolation test are carried out as soon as possible to prove if soakaways would be suitable in this location.; It must also be demonstrated that water from the proposed hard standing will not shed onto neighbouring properties.
Department of Infrastructure Flood Risk Management Division
we feel that there is nothing to add to our initial Consultation.
6 Carrick Park
Objectionwe continue to object in the strongest possible terms to this revised planning application.; This site is simply not suitable for two dwellings; resulting structure would continue to be intrusive and overlook the rear of our property with insufficient screening and therefore remains totally unacceptable.; deny us our privacy!
