15 January 2010 · Committee
Claddagh Farm, Sulby Bridge, Sulby, Isle Of Man, IM7 2ez
The application sought to demolish a traditional Manx farmhouse and ancillary agricultural outbuildings at Claddagh Mill Farm, Sulby Bridge, and replace them with a new dwelling. The site sits within an area of High Landscape or Coastal Value and Scenic Significance, and the case was referred to the Planning Committee because the proposed replacement exceeded the 50% floor area increase ordinarily permitted under Housing Policy 14. The officer concluded that demolition was the only practical option given the condition of the existing building. The site is well screened from surrounding countryside and nearby roads by substantial boundary treatments, mature trees, and hedgerows, with the dwelling only visible from limited locations and at distances of 340 metres or more. The proposed design — part render, part Manx stone with a slate roof — was judged to comply with Planning Circular 3/91 on residential development in the countryside. Conditions were imposed to address flood risk (minimum finished floor level of 12.33 metres above Douglas 02 datum), protection of the Sulby River during construction, a minimum 8-metre setback from the watercourse, and off-street parking with a turning facility.
The Planning Committee approved the application, accepting that demolition was the only practical solution and that the replacement dwelling's design and massing complied with countryside design policy. The site's strong natural screening meant the larger footprint would not cause material harm to the landscape. Conditions addressed flood risk, river protection, and parking requirements.
Where a replacement dwelling is permitted, it must not be substantially different to the existing in terms of siting and size
Housing Policy 14: Where a replacement dwelling is permitted, it must not be substantially different to the existing in terms of siting and size, unless changes of siting or size would result in an overall environmental improvement; the new buildi ng should therefore generally be sited on the "footprint" of the existing, and should have a floor area (1), which is not more than 50% greater than that of the original building (floor areas should be measured externally and should not include attic space or outbuildings). Generally, the design of the new building should be in accordance with Policies 27 of the present Planning Circular 3/91, (which will be revised and issued as a Planning Policy Statement). Exceptionally, permission may be granted for bui ldings of innovative, modern design where this is of high quality and would not result in adverse visual impact; designs should incorporate the re -use of such stone and slate as are still in place on the site, and in general, new fabric should be finished to match the materials of the original building. Consideration may be given to proposals which result in a larger dwelling where this involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design or siting, there would be less visual impact. 8.11.3 It is unlikely that permission will be given for permanent replacement of dwellings which were never intended to have a permanent residential use, such as chalets and other structures built of materials for only temporary or seasonal use. 8.12 Extensions to Residential Property 8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a gener al presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general. (3) Floor Space is defined in Appendix 1 (1) Floor Area is defined in Appendix 1 8.12.2 Extensions to properties in the countryside As there is a general p olicy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be ac ceptable where these destroy the existing character of the property. In the case of non -traditional properties, where these are of poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable . It may be preferable to consider the redevelopment of non -traditional dwellings or properties of poor form with buildings of a more traditional style and in these cases, the Department may consider an increase in size of the replacement property over and above the size of the building to be replaced, where improvements to the appearance of the property would justify this.
Guide To The Design Of Residential Development In The Countryside
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This approval relates to the erection of replacement dwelling as proposed in the submitted documents and drawings 2008/08/01, 2008/08/02, 2008/08/03 03 A, 2008/08/04 and 2008/08/05 A all received on 5th December 2008 and 1st October 2009.
Condition 3
Within one month of the substantial completion of the replacement dwelling the existing dwelling Claddagh Mill Farm is to be demolished and must be removed from the site in its entirety.
Condition 4
Prior to the occupation of the dwelling, the hardstanding to the front of the dwelling is to be completed to allow the required parking provisions to be used.
Condition 5
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. Details of the soft landscaping works include planting along the eastern, southern and western boundaries of the new residential curtilage. All planting shall be carried out in accordance the approved details in the first planting and seeding seasons following that first occupation. Any trees or shrub 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.
