19 March 2013 · Delegated - Senior Planning Officer (Anthony Holmes) and Director of Planning and Building Control (M Kallighe)
York Cottage, Clypse, Onchan, Isle Of Man, IM4 5bg
The proposal seeks approval in principle for replacing two existing rural dwellings with new ones on the same site, which is the residential curtilage of Clypse Moar Farmhouse in a countryside location designated as open space and unsuitable for development due to water supply pollution risks under the Onchan Local Pla…
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer determined that the principle of replacing existing rural dwellings is acceptable as it falls under the listed exception in General Policy 3(d) of the Isle of Man Strategic Plan 2007, supp…
General Policy 3
Prohibits development outside zoned areas except for specific cases including replacement of existing rural dwellings (d). The officer confirmed the proposal qualifies as this exception since existing dwellings are lawful and in residential use.
Housing Policy 4
New housing in countryside only in exceptional cases including replacement of existing rural dwellings (c). Supports the principle alongside GP3.
Housing Policy 12
Permits replacement unless abandoned or of historic interest capable of renovation. Existing dwellings have not lost residential use and are lawful despite differing from 1951 approval.
Housing Policy 14
Governs detailed replacement dwellings (siting, size not substantially different unless environmental improvement). Not assessed at this in-principle stage; reserved matters to be judged against it.
Reserved matters application time limit
The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission.
Reserved matters approval required
Approval of the details of siting, design, external appearance of the buildings, internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Planning Authority in writing before any development is commenced.
Commencement time limit
The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later.
Principle only, site defined
This approval is in principle only and relates to the erection of two replacement dwellings within the land defined by the red line on drawing no.s 1001/PL40 and 1001/PL41 date stamped the 13th February 2013.
recommend that the planning application be approved
do not oppose has no traffic management, parking or road safety implications. Note: 2 off street parking spaces to be provided per dwelling
Highways Division and Onchan District Commissioners raised no objections to the application with Highways noting a parking requirement; two private individuals objected citing road damage, traffic disruption, pollution risks, wet land conditions, and historical farm worker use.
Key concern: danger of pollution of water supply per Onchan Local Plan
Highways Division
No ObjectionDo not oppose has no traffic management, parking or road safety implications; Note: 2 off street parking spaces to be provided per dwelling in accordance with the IOM Strategic Plan
Conditions requested: 2 off street parking spaces to be provided per dwelling in accordance with the IOM Strategic Plan
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only.
I K Bleasdale
No Comment13/00185 A-i-P 2 replacement dwellings. Is The Clypse really a 'Hamlet' and are 'Hamlets' going to be allowed to grow?
T H Goldsmith
ObjectionI do not feel there is a need to replace these properties.; The road itself is a narrow country road with few or none passable areas and is the main road for people wishing to walk the nature tracks which are situe at Clypse Reservoir.; Should there be works on this road with wagons and large machinery this would cause considerable damage to the already fragile roads and disruption to people wishing to access the reservoir and walk ways.
T R Quayle
ObjectionThe proposed development is situated within an area of land (Onchan Local Plan) unsuitable for development owing to a danger of pollution of an existing or future water supply.; This particular land is very wet. Before Clypse Cottages were built, there was a large pond where they are now situated.; Clypse Lane is at best 5 metres wide. It is very busy...; These cottages were built in the early 1950s as dwellings for workers who worked for Clypse farms.
The original application for approval in principle to erect two replacement dwellings on Field 534183, Clypse, Onchan was refused by the Planning Authority. The appellant argued the indicative plans allowed flexibility in siting and design within existing curtilages under Housing Policy 14, with details to be conditioned. The inspector found the submitted plans indicated new larger curtilages extending into agricultural land, not complying with Housing Policy 14 as they did not replace dwellings strictly on existing residential curtilages. Even if permissible, the proposal would not achieve overall environmental improvement and would harm the countryside character under General Policy 3 and Environment Policy 1. The appeal was recommended for dismissal.
Precedent Value
Appeals for replacement dwellings must define the red line site boundary precisely to existing curtilages; indicative plans cannot justify expansion into open countryside, and conditions cannot override submitted scheme extent. Future applicants should submit detailed schemes proving environmental improvement for any siting/size changes.
Inspector: Stephen Amos MA (Cantab) MCD MRTPI
