11 October 2022 · Planning Committee
South Of Field 131879, Narradale Road, Narradale, Sulby, Isle Of Man, IM7 2ha
The site at South of Field 131879, Narradale, Sulby, currently holds a dilapidated 2-storey farmhouse, stone barn, and piggery remains in a courtyard arrangement, screened by woodland and sod banks in an Area of High Landscape Value.
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The officer assessed the principle of demolition under Housing Policy 12, noting the existing farmhouse's traditional vernacular form but poor structural condition per structural engineer's report, wi…
Environment Policy 1
Protects countryside for its own sake; development not permitted unless overriding need and no alternative. Officer found no adverse impact on countryside due to screening, design blending, and limited views.
Environment Policy 2
Protects Areas of High Landscape Value; development ok if no harm to character/quality or essential location. Proposal's high-quality design, materials, and siting ensure no harm despite AHLV location.
Housing Policy 12
Replacement permitted unless abandoned or architecturally/historically interesting and renovable. Existing has vernacular interest but poor condition per structural report (cracking, poor repairs) justifies replacement; finely balanced.
Housing Policy 14
Replacement not substantially different in siting/size unless environmental improvement; innovative design ok if high quality/no visual harm, reuse stone/slate. Exceeds 50% size but exceptions apply: innovative design, low visual impact, eco-improvements (SAP 102, net zero).
Transport Policy 4
Highways must accommodate development safely. Highway Services confirmed no issues.
Transport Policy 7
Parking per standards. Garage condition ensures off-street parking.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
No extensions without approval
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.
Garage for parking only
The garage hereby approved shall at all times be made available for the parking of private motor vehicles(s) and shall be retained available for such use.
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 roofs, 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.
Bat and bird boxes
The dwelling hereby approved shall not be occupied until the bat and bird boxes as shown on drawing P-12-01 have been installed and shall be retained thereafter.
Landscaping scheme
No development shall take place until full details of both soft and hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works shall include planting to the re profiled banking and landscaping surrounding the dwelling. 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 hereby approved 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. The hard landscaping should include details of the surface finish of the driveway and footpaths around the dwelling. The hard landscaping works shall be completed in full accordance with the approved details prior to the first use of the dwelling.
No external lighting
No approval is hereby given for any external lighting to the property or driveway.
Energy Statement SAP 102
Prior to the commencement of any works an Energy Statement shall be submitted and approved in writing by the Department (planning) which demonstrates the new dwelling has a Standard Assessment Procedure (SAP) rating of at least 102 (or similar rating system) and prior to the occupation of the dwelling a further Energy Statement post completion shall be submitted to and approved in writing by the Department (planning) to demonstrate that the SAP rating of at least 102 (or similar rating system) has been achieved.
No additional garages/outbuildings
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 other free standing buildings shall be erected within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
Curtilage limited to red line
For the avoidance of doubt the residential curtilage (i.e. gardens, driveways, access etc) of the site is the land within the red line only as shown on the approved location plan (P10-100).
Protective fencing for orchids
Prior to the commencement of any works (including demolition) protective fencing between the development site and field 131931 shall be installed and retained throughout the development of the site and shall only be removed on completion of the dwelling.
No significant negative impact upon highway safety, network functionality and/or parking.
Proper eco application needed for zero carbon; serious investment and improvement.
Site terraced into hillside, low visibility; design minimises impact with pitched roofs, stone, sedum, timber; complies with HP14.
Multiple consultees and public representations raised strong heritage, ecology, and policy compliance concerns regarding the demolition of a traditional Manx farmhouse and replacement with a larger modern dwelling, while Highways had no objection and one supporter praised eco features.
Key concern: Demolition of traditional Manx vernacular farmhouse and outbuildings contrary to Housing Policy 12/13/14 and loss of built heritage in Area of High Landscape Value
DEFA Biodiversity (Ecosystem Policy Team)
Conditional No ObjectionIt is an offence to plant or otherwise cause to grow in the wild, any plant listed on Schedule 8.; We therefore also request that a condition is secured for protective fencing to be erected between the development site and field 131931.; Demolition without suitable checks would be considered reckless.
Conditions requested: No planting of Griselinia littoralis or any other non-native invasive plant species listed on Schedule 8 of the Wildlife Act 1990, or cherry laurel; All planting to use native or well established broadleaved species; reconsider yew, conifer, hornbeam; Protective fencing between development site and field 131931 to be erected and maintained throughout construction works; Thorough checks for bats and birds prior to demolition; stop work if found and seek advice
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.
Manx National Heritage
ObjectionThe group of buildings currently makes a positive visual contribution to the countryside because of its traditional forms, grouping and scale.; The proposed dwelling is of a size, form and finish that will instead be visually intrusive.
Isle of Man Natural History and Antiquarian Society
ObjectionIsle of Man Natural History & Antiquarian Society object to this application.; The proposed new dwelling will be very prominent in the landscape particularly as large areas of glazing will face north.
Conditions requested: If approved: stone cladding of Manx stone traditionally laid; All sod hedges comply with design guidance of Circular 1/92
Lezayre Parish Commissioners
ObjectionRefused Unanimous - The Commissioners would like to see a replacement building that is more in keeping with the existing building and aesthetics of the area.; The gross external area of the new building quoted at 887.09 sq. m, which is over 400% bigger.
South Cape
ObjectionNeither appear to have been referred to the Registered Buildings Officers and both are contrary to Strategic Planning Policy HP 12.; In both cases the replacements seem to be replacement houses encompassing areas covered by both existing farmhouses and outbuildings / barns. As a result they may be far larger than the existing.
Grange Farm
SupportI am writing in support of the above application.; The proposal represents a well-considered solution to providing a replacement dwelling within the countryside which, in accordance with Policy HP14, minimises its visual impact in the landscape.
Curlew House
SupportAt last, another proper eco application. If the island has any chance of zero carbon this sort of application has to be accepted.
