16 September 2014 · Planning Committee
Scacafell, Clenagh Road, Sulby, Isle Of Man, IM7 3ad
The proposal involves demolishing the existing traditional single-storey cottage (81m² floor area) with painted render, slate roof, and flat-roofed extension, and erecting a new single-storey replacement dwelling (113m² floor area) sited 15.5m from the Clenagh Road (existing is 7m), featuring a central porch, 40-degree…
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The principle of replacement was accepted under GP3(d) as the existing dwelling is not of quality worthy of retention, lacking traditional form (no double cube volume, off-centre chimneys, flat roofs,…
Environment Policy 1
Protects countryside from adverse development unless overriding need or exception applies. Replacement dwellings qualify as exception under GP3(d), and proposal assessed as not adversely affecting countryside due to existing residential curtilage and improvements.
General Policy 3
Presumption against development outside zoned areas except specific cases including (d) replacement of rural dwellings (cross-ref HP12-14). Principle accepted as existing not worthy of retention; proposal tested against HP14 and found compliant with improvements.
Housing Policy 14
Replacement dwellings must not be substantially different in siting/size unless environmental improvement; generally on footprint, <50% larger floor area, traditional design per Planning Circular 3/91. Size ok (40%); siting improved visibility; design similar scale/form to existing but higher quality, sympathetic despite not strict vernacular, justified by poor existing and local variety.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Parking provision
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
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 Planning Authority.
No additional buildings
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 garages or other free standing buildings shall be erected within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Planning Authority.
Tree/landscape protection
No site works or clearance shall be commenced until protective fences which conform with British Standard 5837:2012 (or any British Standard revoking and re-enacting British Standard 5837:2012 with or without modification) have been erected around any existing trees and other existing or proposed landscape areas in positions. Unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for approved arboricultural or landscape works.
Demolition of existing dwelling
Prior to the occupation of the dwelling the existing dwelling is required to be demolished and the area to be lawned as shown on drawing 14 1063/2.
Landscaping implementation
All planting, seeding or turfing comprised in the approved plans must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, 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.
Visibility splay
There shall be no obstruction to visibility greater than 1.05 metres above adjoining road level as shown within the shaded section of the visibility splay indicated on drawing 14 1063/2.
does not oppose subject to visibility splay and highway works advice (not a planning condition)
recommend approval
