23 April 2021 · Head of Development Management (Stephen Butler)
The Warren, Clanna Road, Santon, Isle Of Man, IM4 2hp
The proposal involves demolishing the existing dwelling (588 sqm floor area, 8.6m height) and garage (236 sqm) at The Warren and replacing them with a larger dwelling of 898 sqm floor area, marginally taller by 1-1.5m, sited on the same footprint but re-oriented southwest for solar optimisation.
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The key issue was whether the replacement dwelling adversely impacted the character and appearance of the area per Housing Policy 14 and the Area Plan for the East Landscape Character Assessment.
Housing Policy 14
HP14 permits replacement dwellings not substantially different in siting/size unless environmentally improving; limits floor area increase to 50% over original (excluding attics/outbuildings), prefers footprint siting and matching materials/design per Planning Circular 3/91. Officer assessed the proposal complies: same footprint, 9% increase over house+garage (898 sqm vs 824 sqm), sustainable design with renewables, no adverse visual impact despite marginal height increase.
Environment Policy 4
Protects ecology including Schedule 8 species under Wildlife Act 1990. DEFA noted lizard records on sod banks; proposal retains/reduces banks with new habitat. Officer imposed condition for Precautionary Method Statement pre-bank works to avoid damage.
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.
No additional garages/car ports
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 car ports shall be erected within the curtilage of the dwelling 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.
Landscaping implementation
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. Reason: The landscaping of the site is an integral part of the scheme and must be implemented as approved.
Precautionary Method Statement for lizards
Prior to the commencement of the alteration of any of the hedges or banks within the site, a Precautionary Method Statement for common lizard must be submitted in writing and approved in writing by the Department and the development must be undertaken in accordance with these approved details. The statement must set out how the alterations to the hedge will be undertaken so as not to damage lizards or their habitat and must also take account of the presence of any Schedule 8 species of the Wildlife Act 1990. Reason: to ensure that the development does not contravene Environment Policy 4 of the Strategic Plan.
do not oppose the application
no flood risk management interest in this application
recommend precautionary method statement for common lizards by condition; habitat to be retained with new sod banks and wildflower planting; refer to Wildlife Act 1990
DEFA Ecosystem Policy Officer requests conditional no objection with detailed precautionary measures for common lizards and Japanese Knotweed; Highways and Flood Risk Management have no objections.
Key concern: potential for common lizards and their habitats to be damaged or destroyed
DEFA Ecosystem Policy Officer
Conditional No ObjectionThe Ecosystem Policy Team have records of Common Lizards, a Wildlife Act 1990 Schedule 5 protected species, on the sod banks in this area.; I therefore request that the following precautionary working method for common lizards and Japanese Knotweed is secured as a condition of approval; We also request that the following advisory notes are provided on the approval notice
Conditions requested: Suitable checks for Japanese Knotweed in growing season (May-September) prior to work on sod banks or grass verges; if present, use suitable control methodology; If no Japanese Knotweed, clear vegetation on top of bank by cutting/strimming in non-active reptile season (October-February) using strimmer/brush cutter in two passes with cuttings removed same day; Removal of bank sections on sunny warm days Mid-April to August from mid-section outwards; Carefully remove and retain turfs for reuse on reduced banks and new areas; if Japanese Knotweed found, do not reuse and follow eradication; New sod bank structure to incorporate large stones partly protruding for lizard access; If lizards or breeding birds found, stop work immediately and seek advice from DEFA Ecosystem Policy Team
Department of Infrastructure Highways Division
No ObjectionAfter reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking.; Do not oppose
Department of Infrastructure Flood Risk Management Division
No CommentNFRMI; No Flood Risk Management interest
Highway Services
No CommentHighway Services note the additional information and / or revisions. We make no further comment on: 21/00203/B
