1 March 2010 · Minister for Infrastructure (following Planning Committee approval and dismissed parish appeal)
Sycamore House, Glen Duff, Ramsey, Isle Of Man, IM7 2at
The proposal involved demolishing Sycamore House (two-storey), The Bungalow (single-storey), and the linked flat-roofed former tea rooms, replacing them with two new 4-bedroom two-storey dwellings, each 15.3m wide, 14.1m deep, 8.5m ridge height, finished in grey slate roofs, smooth painted render walls, and raised quoi…
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The proposal replaced existing dwellings and poor-form flat-roofed tea rooms (total 290.7 sqm) with two larger dwellings (634 sqm, 118% increase), exceeding Housing Policy 14's 50% limit, but qualifie…
General Policy 3
Permits replacement of existing rural dwellings outside zoned areas. Officer and inspector confirmed proposal qualifies as replacement within existing shared curtilage of two lawful dwellings plus redundant tea rooms.
Housing Policy 14
Requires replacement dwellings not substantially different in siting/size (max 50% floor increase, on footprint), but allows larger where replacing poor form with traditional character or less visual impact via design/siting, per Circular 3/91 policies 2-7. 118% increase accepted as poor-form existing (flat roofs, modern bungalow) replaced by traditional Manx design; setback/lower siting/landscaping reduces impact vs prominent existing.
Environment Policy 2
Protects Areas of High Landscape/Coastal Value unless no harm or essential. Proposal in AHLV satisfied (a) no harm: removes commercial elements, reduces visual impact via siting/landscaping in sensitive roadside location.
Planning Circular 3/91
Policies 2-7 on design/proportion/massing. Traditional two-storey form with five upper windows over porch common in countryside; render/slate finishes acceptable; minor query on two-storey porch but overall compliant and superior to existing.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans and prior demolition
This approval relates to the demolition of existing buildings and the erection of two dwellings with landscaping and vehicular accesses as proposed in the submitted documents and drawings number RP1 Rev A, RP2, RP3, and RP4 received 18th December 2009, and unnumbered drawing "Rev B" received 6th January 2010; the demolition must be completed prior to the commencement of any building operations.
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 Planning Authority 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 any of the proposed dwellings 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 shrubs 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 Planning Authority gives written consent to any variation.
Eastern plot entrances and car park removal
The landscaping scheme referred to in condition (3) above must include the blocking up of one of the two entrances within the Eastern plot and the removal of the hardstanding which forms the existing car-park; these works must be carried out, in accordance with the approved scheme, within one month of the "eastern" house first being occupied.
Roof materials
The roof(s) must be finished in dark natural slate.
No permitted development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval).
Do not oppose has no traffic management, parking or road safety implications
The original application for demolition of existing buildings (two dwellings and former tea rooms) and erection of two traditional two-storey dwellings with landscaping and accesses was recommended for approval by the planning officer despite objections from Lezayre Parish Commissioners on grounds of overdevelopment, design, drainage and curtilage. The Planning Committee granted permission on 26 February 2010. The Commissioners appealed, arguing overdevelopment due to size increase beyond the 50% rule in Housing Policy 14, non-compliance with Planning Circular 3/91, drainage issues, and curtilage extension. The applicant defended the scheme as replacing poor-form buildings with traditional designs of less visual impact, supported by lawful use certificate for two dwellings. Inspector G Farrington found the proposal compliant with Housing Policy 14 and Environmental Policy 2 due to environmental improvements including reduced visual impact and removal of commercial elements; dismissed appellant concerns as unconvincing; recommended appeal dismissal. The Minister accepted the recommendation on 7 July 2010, confirming approval with varied conditions.
Precedent Value
Confirms flexibility in Housing Policy 14 for countryside replacements where poor-form buildings are swapped for traditional designs with landscape benefits, even substantially larger; emphasizes visual impact reduction and site history over strict percentages.
Inspector: G Farrington
