27 August 2015 · Head of Development Management - Jennifer Chance
Primrose Lodge, Slieu Lewaigue, Lewaigue, Ramsey, Isle Of Man, IM7 1bh
The site at Primrose Lodge is a two-storey dwelling with a converted traditional Manx stone barn, located in woodland within an area of High Landscape or Coastal Value and Scenic Significance, on the western side of the A2 south of Ramsey.
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General Policy 3(d) and Housing Policy 12 allow replacement of existing rural dwellings in the countryside as an exception to strict development controls, provided the dwelling is in use and has archi…
General Policy 3
Permits replacement of existing rural dwellings as an exception to countryside development restrictions. Officer assessed that the site qualifies as the dwelling is in residential use with architectural/historic interest, satisfying the policy's first part.
Housing Policy 12
Supports replacement dwellings in countryside where in use and of architectural merit. Proposal meets both tests: dwelling not abandoned and retains attractive traditional design despite defects.
Housing Policy 14
Requires replacement dwellings not substantially different in siting/size (max 50% floor area increase unless environmental gain), traditional design matching original materials. 43% increase on similar footprint with replicated traditional Manx farmhouse form (bay windows, proportions) complies; smaller than prior approval.
Environment Policy 1
Protects countryside ecology unless overriding need. Replacement deemed acceptable under countryside exceptions without adverse countryside impact.
Environment Policy 2
Prioritises landscape character protection in AHLV areas unless no harm. Traditional design, similar scale/siting found not to harm character/quality.
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.
No further 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 Department. Reason: To control development in the interests of the amenities of the surrounding area.
Landscaping scheme
No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Planning Department and these works shall be carried out as approved. Details of the soft landscaping works include details of the roadside boundary hedgerow which may be affected by the visibility splay improvement to the north of the entrance. Should any part of this hedgerow be removed a replacement is required and details should be included on the submitted landscape plan. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, 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. Details of the hard landscaping works include footpaths and hard surfacing materials which should be dark in colour and any fencing. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted. Reason: To ensure the provision of an appropriate landscape setting to the development.
no objection to the proposals, notes increase in size but similar to previous approvals, recognises retention of character, requests conditions on hedgerow/tree protection
no objection
Maughold Parish Commissioners have no objection to the erection of a replacement dwelling at Primrose Lodge, Slieau Lewaigue, but request conditions to protect hedgerows and trees.
Key concern: significance and visual importance of the location in the landscape
Maughold Parish Commissioners
Conditional No ObjectionThe Commission has no objection to the proposals as indicated.; Members note the increase in size of the proposed new dwelling, but also note that a dwelling of similar size has been approved in previous years.; all is done by the applicant to retain the character of this landscape and that no actions are taken to damage/remove protected hedgerows or established trees at the site without permission.
Conditions requested: Any works to hedgerows which are permitted by the Department to modify line of sight must be carried out precisely as indicated in the approval documents; permission must be sought from the Department prior to any hedge or tree removals
