28 March 2024 · Planning Committee
Field 435254, Lane From Scarlett Road, Scarlett, Castletown, Isle Of Man, IM9 1tb
The site at Curlew Cottage, Scarlett, Castletown, is an existing two-storey dwelling with ad hoc extensions in open countryside, visually prominent from Scarlett Road. The proposal involves demolishing the existing 241sqm house and replacing it with a new 367.5sqm (52% larger) modern design using natural stone, timber …
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The officer assessed the proposal against Housing Policy 12 (principle of replacing existing rural dwellings acceptable if not abandoned or of historic interest) and Policy 14 (replacements not substa…
Spatial Policy 5
Addresses design and visual impact. High standard modern design appropriate for countryside, reducing massing via setbacks.
Strategic Policy 5
Limits countryside development to General Policy 3 exceptions. Replacement dwelling qualifies as exception.
General Policy 2
General development considerations. Materials and design protect character/appearance.
General Policy 3
Exceptions to countryside development. Replacement of rural dwelling permitted.
Environment Policy 1
Protects countryside unless overriding need. Replacement acceptable with reduced visual impact.
Environment Policy 2
Protects AHLV character. Design/siting shows no harm to landscape quality.
Housing Policy 12
Permits countryside replacement dwellings if not abandoned/historic. Existing dwelling qualifies.
Housing Policy 14
Siting/size/design of replacements; 52% floor area increase justified by environmental improvement (less visual impact, holistic form vs extant 60% extension approval), high-quality modern design exception applied.
Transport Policy 4
Highway safety. No concerns raised by Highways Services subject to boundary height.
Transport Policy 7
Parking. Access/parking areas conditioned for retention.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including all hardsurfacing, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.
Landscaping scheme
Prior to the commencement of development, and notwithstanding the details already submitted, a detailed soft landscaping plan shall be submitted to the Department for approval in writing. The landscaping plan shall be implemented in full as per the approved details. Any new planting which is removed, becomes severely damaged or diseased within five years of planting shall be replaced. Replacement planting shall be in accordance with the approved details. Reason: To ensure the delivery and retention of an appropriate landscaping scheme, in the interests of the visual amenity of the local area and to provide ecological site benefits.
Front boundary height
The front boundary treatment shown on drwg. no. 299/026 shall be planted at no higher than 1m and thereafter retained and maintained at no higher than 1m in perpetuity. Reason: In the interests of highway safety.
Access and parking provision
The development hereby approved shall not be occupied until the access and parking areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and access of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for parking and turning of vehicles in the interests of highway safety.
Prohibited 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 development shall be undertaken under the following classes of Schedule 1 of the Order at any time: Class 13 - Greenhouses and polytunnels; Class 14 - Extension of dwellinghouse; Class 15 - Garden sheds and summer-houses; Class 16 - Fences, walls and gates; Class 17 - Private garages and car ports; Class 18 - Domestic fuel storage tanks; Class 21 - Decking; Class 26 - Garage doors. Reason: To control future development on the site.
Garage use restriction
The proposed garage hereby approved shall be kept available for parking of private vehicles, the storage of plant and machinery with the running of Curlew Cottage and its surrounding grounds as a domestic dwelling. Reason: To restrict further development in the countryside.
Residential curtilage retention
The residential curtilage shall be laid out in accordance with plan (299/026) and retained thereafter. Reason: To prevent further development into the countryside.
No objections
Development would have no significant negative impact upon highway safety, network functionality and/or parking providing the front boundary treatment is no higher than 1m from the existing lane level
Support to the proposed scheme if landscaped as per plans for net biodiversity gain; content with bird strike mitigation measures (UV decals on glass balustrades)
Highway Services, Ecosystem Policy Officer (DEFA), and Malew Parish Commissioners all raised no objections to the application, with DEFA providing conditional support pending bird strike prevention measures on glass balustrades.
Key concern: clear glass balustrade poses a collision risk to birds
Ecosystem Policy Officer (DEFA)
Conditional No ObjectionThe Ecosystem Policy Team are writing to provide our support to the proposed scheme, which, if landscaped as per the Landscaping Plans, should provide net gain for biodiversity; Transparent glass windows/balustrades pose a collision risk to birds when they are in flight; Birdlife International guidance states that multiple decals, placed 10-15 centimetres apart on glass balustrades, are required to deter bird strikes; no Wildlife Act 1990 Schedule 8 invasive non-native plant species, cherry laurel or Rugosa Rose should be used
Conditions requested: no works to commence unless a plan detailing the measures that are to be put in place to prevent bird strikes on the clear glass balustrades, is submitted to Planning and approved in writing; placement of ultraviolet decals, 10-15cm apart on the clear glass balustrades is secured as a condition on approval; submit the decal specifications, including the spacing on the glass, to Planning, so it can be secured as a condition on approval
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking providing the front boundary treatment is no higher than 1m from the existing lane level
Malew Parish Commissioners
No ObjectionMalew Parish Commissioners have no objections to the following Planning Applications; 23/01417/B Part field 435254 & Curlew Cottage, Scarlett, Castletown Demolish and replace existing dwelling, install photovoltaic panels and landscape and re-wild adjacent land
