29 March 2023 · Planning Committee
Raby Beg, Main Road, Glen Maye, Isle Of Man, IM5 3au
The site at Rheaby Beg is an existing derelict stone cottage on open grazed moorland in the Southern Uplands, elevated with long-distance sea views, about 700m east of Glen Maye village. The proposal involves complete demolition of the cottage and construction of a new 500m² internal floor area three-storey dwelling (o…
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The officer recommended refusal, arguing the proposal's excessive scale (500m² dwelling plus 200m² outbuildings vs original ~100m² cottage), three-storey bulk (2.5m taller ridge), repositioned promine…
Environment Policy 1
Requires protection of countryside for its own sake; development adversely affecting landscape qualities not permitted. Officer found proposals would harm uplands character despite fallback permission; Committee deemed no adverse visual impact given setting and land management.
Environment Policy 2
Protects landscape character in uplands, conserving open exposed moorland, uninterrupted skylines, tranquillity; new development out of place unless avoiding prominent locations and reflecting local styles. Officer assessed as conflicting due to scale/bulk in visually-sensitive spot; Committee disagreed post-site visit.
Housing Policy 14
Replacement dwellings must not be substantially different in siting/size (max 50% larger floor area) unless resulting in environmental improvement or exceptionally innovative/high-quality modern design with no adverse visual impact, incorporating re-use of stone/slate. Officer ruled proposals ~5x larger, not exceptional/innovative enough to justify; Committee found it met the modern design exception, citing eco-efficiency.
Roof materials
The roof(s) must be finished in either dark natural slate or a material which has first been approved in writing by the Department and retained as such thereafter.
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 21 - Decking.
Parking and turning
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Fenestration colour
The fenestration details of the proposed building hereby approved must be a dark grey colour, or as otherwise agreed in writing by the department and being retained thereafter.
Residential curtilage boundary
Prior to the erection of the replacement dwelling hereby approved, a definitive plan and proposed boundary fencing and or hedge planting treatment delineating the extent of the residential curtilage and scheme of implementations, shall be submitted to and approved in writing by the Department. The development shall be undertaken in accordance with the approved details and maintained as such thereafter.
Swallow mitigation
Prior to the erection of the new dwelling, a swallow mitigation plan shall be provided to and approved in writing by the Department. The plan should include details of swallow cups to be erected on the site / building(s). Details should include the numbers to be installed, their location, type and timescales for their installation.
Agricultural building use
The agricultural buildings must be used only for the storage of plant and machinery in conjunction with the management of the land.
Agricultural building colour
The external walls, doors and roof on the new agricultural building must be a dark green colour and the roof a dark green colour all being retained thereafter.
Agricultural building private use
The Agricultural Building shall be for private (not commercial) use only and associated with Rheaby Beg, Main Road Glen Maye and the land defined in red and blue on plan reference 280/001 (location plan) as submitted.
Landscaping scheme
Prior to the erection of the proposed dwelling and agricultural building full details of 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 include details of grassed areas and new planting (including tree planting) showing, type, size and position of each. 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 die 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 works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted. No excavation works or changes to site levels shall be carried out other than in accordance with the approved details.
Historic building recording
Development shall not commence until a programme of historic building recording of the buildings affected by the development has been undertaken and submitted to and agreed in writing by the Department. The programme of building recording must be undertaken in accordance with Level Two as set out in Understanding Historic Buildings: A guide to good recording practice.
Materials schedule
Prior to the erection of the new dwelling, a schedule of materials and finishes including non-reflective glazing and samples or trade literature 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.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Energy statement
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 dwellings has a Standard Assessment Procedure (SAP) rating of at least 93 (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 93 (or similar rating system) has been achieved.
no objection
no significant negative impact. EV points should be installed
no bats and barn owls, but swallow nests in the building. Recommends provision wildlife protection condition should approval be given including swallows and protective fencing to the SW during construction
DEFA Biodiversity requests specific ecological conditions for swallows, bats, birds, and habitat protection; Highway Services has no objection with minor advisories; Patrick Parish Commissioners have no objection.
Key concern: Need for updated bat/bird survey and swallow mitigation due to loss of nesting sites and legal protections
DEFA Biodiversity
Conditional No ObjectionWorks should be undertaken outside of the period 1st March to 31st August. If this timeframe cannot be avoided, a close inspection of the building should be undertaken immediately prior to the commencement of work.; The development site can be enhanced for swallowing by installing a minimum of three Schwegler swallow nest cups on the building.; Three nest cups also seems insufficient considering that several nests were located within the building.; Demolition without thorough checks would be considered reckless.; Bats are listed on Schedule 5 of the Wildlife Act 1990; they are protected by law and it’s an offence to: intentionally or recklessly kill, injure or take a bat
Conditions requested: Swallow mitigation plan to be provided to Planning for written approval prior to works, including details of swallow cups (numbers, location, type, timescales); Protective fencing to be erected between development site and species rich grassland to the south, maintained throughout works with damaged fencing replaced; Survey for bats and nesting/roosting owls prior to commencement (recommended by suitably qualified ecologist)
Highway Services Division
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; The Applicant is advised to consider the installation an electric vehicle charging point.; The Applicant is advised of the need for a separate permission with Highways for the construction of the alterations to the vehicular access under a s109(A) Highway Agreement.
Conditions requested: Repeat conditions 2 and 3 from PA 18/00602/B
Highway Services Division
No ObjectionHighways Development Control notes the additions uploaded on 6 March 2023 and has no further comments to add to those made on 27 July 2022.
Patrick Parish Commissioners
No ObjectionNO OBJECTION would be made to the following: 22/00827 - Demolish and replacement Detached dwelling at Raby Beg, Main Road, Glen Maye
Patrick Parish Commissioners
No ObjectionNo further comment is made to the following amended matters: 22/00827 - Replacement Dwelling at Rheaby Berg, Main Road, Glen Maye.
