7 August 2014 · Head of Development Management (delegated authority)
Sycamore House, Glen Duff, Ramsey, Isle Of Man, IM7 2at
The site includes Sycamore House (two-storey dwelling), The Bungalow (single-storey dwelling) and Cafe Rosa Restaurant (single-storey flat-roofed commercial building), all linked properties on the northern side of Lezayre Road in Glen Duff, Lezayre, about 2.5km west of Ramsey.
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The key issue was whether any material planning changes had occurred since the 2010 approval of PA 09/02062/B, such as policy changes, land use designations or Local Plan adoption.
General Policy 3
GP3 permits development outside zoned areas including replacement of existing rural dwellings (referencing Housing Policies 12-14). The site is in an area of high landscape value with no site-specific designation. The officer confirmed the replacement dwellings remain permissible as no policy changes occurred.
Housing Policy 14
HP14 governs replacement dwellings, requiring them not substantially different in siting/size unless improving environment, generally on existing footprint with floor area not over 50% greater. Allows larger if traditional character or less visual impact. The officer noted the original approval under this policy remains valid with no changes.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Landscaping scheme
No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Planning Authority and these works shall be carried out as approved. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of any of the proposed dwellings hereby permitted. All planting shall be carried out in accordance the approved details in the first planting and seeding seasons following that first occupation. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation. Reason: To ensure the provision of an appropriate landscape setting to the development.
Block up entrance
The landscaping scheme should include the blocking up of one of the two entrances within the eastern plot and such approved works should be carried out within one month of occupation of the dwelling houses. Reason: To ensure the provision of an appropriate landscape setting to the development.
Roof materials
The roof(s) must be finished in dark natural slate. Reason: In the interests of the character and appearance of the site and surrounding area.
No permitted development
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 extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval). Reason: To control development in the interests of the amenities of the surrounding area.
Do not object and suggest an extension of 2 years.
