30 September 2014 · Planning Committee
Sycamore House, Glen Duff, Ramsey, Isle Of Man, IM7 2at
The site at Sycamore House, Glen Duff, includes Sycamore House (two-storey dwelling), The Bungalow (single-storey dwelling), and Café Rosa Restaurant (single-storey commercial), all linked together on the northern side of Lezayre Road in an area of high landscape value, 2.5km west of Ramsey.
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The principle of a replacement dwelling is established by planning policy (General Policy 3 and Housing Policy 14) and extant approvals 09/02062/B (approved on appeal) and 12/00527/B.
General Policy 3
GP3 prohibits development outside zoned areas except for exceptions including 'the replacement of existing rural dwellings (Housing Policies 12, 13 and 14)'. Officer assessed site qualifies as replacement in countryside, principle established by policy and prior approvals.
Housing Policy 14
HP14 requires replacement dwellings not substantially different in siting/size (max 50% increase), traditional design per Planning Circular 3/91 policies 2-7, but allows larger where replacing poor form with traditional character or less visual impact. Officer applied appeal reasoning from 09/02062/B: Bungalow poor form, proposal traditional, sited for less impact behind vegetation, qualifying for exception despite 291% increase over demolished building; smaller than prior approvals tipped balance.
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.
Prior demolition of bungalow
Prior to the commencement of the construction of the new dwelling the existing dwelling (the bungalow), as identified for demolition on drawing nos. 2RP/2A and 2RP/5A date stamped the 30th July 2014, must be demolished in its entirety. Reason: The site is in an area where new dwellings are not normally approved except where the new dwelling is replacing an existing.
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 Department 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 the proposed dwelling hereby permitted. All planting shall be carried out in accordance with 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 Department gives written consent to any variation. Reason: To ensure the provision of an appropriate landscape setting to the development.
No extensions/alterations
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. Reason: To control development in the interests of the amenities of the surrounding area.
No garages/outbuildings
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 Department. Reason: To control development in the interests of the amenities of the surrounding area.
no objection
made no comments to the merits of the application but ask for an informative note to be attached to any approval
