15 January 2010 · Planning Committee
Claddagh Farm, Sulby Bridge, Sulby, Isle Of Man, IM7 2ez
The proposal involved demolishing the existing traditional Manx farmhouse at Claddagh Mill Farm, which suffered from severe dampness and flood risk due to its floor level being flush with external ground, and replacing it with a larger two-storey dwelling of 296 sqm footprint (70% increase over the existing 174 sqm).
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The officer assessed the proposal against Housing Policy 14, noting the 70% floor area increase (296 sqm proposed vs 174 sqm existing) exceeded the general 50% limit, and the siting was 4m southeast o…
Housing Policy 14
Requires replacement dwellings not substantially different in siting/size (generally <=50% larger footprint, on existing footprint); allows larger if poor form replaced by traditional character or less visual impact. Officer found 70% increase and shifted siting but accepted due to flood improvements, screening limiting visibility, and traditional design despite not being 'poor form'.
Policies 2-7 (inclusive) of Planning Circular 3/91
Deal with design, proportion, massing of rural dwellings. Proposal's traditional Manx style (five upper windows over central door/flanking windows), part render/Manx stone/slate finishes complied fully despite larger footprint.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
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.
Demolition of existing dwelling
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.
Parking provision
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.
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. 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.
Do not oppose subject to condition for off-street parking and turning facility
No objection subject to finished floor level minimum of 12.33m above Douglas O2 datum
Development must be minimum 8m from watercourse; measures for construction run-off (satisfied as site 90m from Sulby River and 75m from watercourse)
Approved (final position after initial refusals and deferrals)
No comment on merits but informative note on sewerage discharge licence required
Multiple consultees responded to application 08/02251/B for a replacement dwelling at Claddagh Mill Farm, with initial concerns over flood risk and river proximity leading to objections that were later withdrawn after additional information, and mixed parish views ultimately overridden by approval.
Key concern: location within 1:100 year Sulby River flood zone
DAFF Inland Fisheries
Conditional No ObjectionAny development must be a minimum distance of 8 metres from the watercourse in order to minimise the risk of damage or disturbance to the river banks and river bed.; Measures must be in place during construction works to safeguard the nearby Sulby River from any run-off and sedimentation.
Conditions requested: Any development must be a minimum distance of 8 metres from the watercourse in order to minimise the risk of damage or disturbance to the river banks and river bed; Measures must be in place during construction works to safeguard the nearby Sulby River from any run-off and sedimentation
Department of Transport Drainage Division
ObjectionThe application appears to be within the 1:100 year Sulby River flood zone and therefore the Department of Transport, Drainage Division requires that a flood risk assessment be undertaken to demonstrate that the building will not be at risk from flooding and will not increase flood risk to other properties.
Department of Transport Drainage Division
Conditional No ObjectionThe Division would recommend that the finished floor level of this property to be a minimum of 12.33 metres above Douglas 02 Datum.
Conditions requested: finished floor level of this property to be a minimum of 12.33 metres above Douglas 02 Datum
Department of Transport Drainage Division
Conditional No ObjectionThe Division would recommend that the finished floor level of this property to be a minimum of 12.33 metres above Douglas 02 Datum.
Conditions requested: finished floor level of this property to be a minimum of 12.33 metres above Douglas 02 Datum
Department of Transport Highways Division
Conditional No ObjectionDo not oppose subject to the imposition of the following condition; Off street parking space required in accordance with the IOM Strategic Plan. The access drive arrangements shall comprise a turning facility to permit a motor car to turn around within the site so that a vehicle can emerge from the site in a forward gear
Conditions requested: Off street parking space required in accordance with the IOM Strategic Plan; The access drive arrangements shall comprise a turning facility to permit a motor car to turn around within the site so that a vehicle can emerge from the site in a forward gear
Lezayre Parish Commissioners
ObjectionRefused Majority
Lezayre Parish Commissioners
SupportApproved Majority
Andrew Jessopp
No CommentThe principle is not opposed but the design appears to be a bit unsympathetic to the area, and over 50% larger than the existing floor area and thus in conflict with HP14.
