6 February 2026 · Planning Committee
Sulby Bridge Cottage, Sulby Bridge, Sulby, Isle Of Man, IM7 2eu
The proposal involves demolishing a traditional two-storey Manx stone cottage (footprint 10m x 5.6m plus outbuilding, total 80m² floor area) and replacing it with two semi-detached two-storey dwellings on a 477m² site in a designated residential area of Sulby village.
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The proposal complies with the Isle of Man Strategic Plan (2016), including Strategic Policies 1, 2, 3(b), 4, 5, 10 and 11, General Policy 2, Environment Policies 4, 5, 10, 13 and 42, Housing Policy 4…
Strategic Policy 1
Requires optimising previously developed land in sustainable settlements. Site is within Sulby (Spatial Policy 4 village), replacing underused dwelling optimises residential use without coalescence.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs housing to settlements like Sulby; proposal aligns with settlement hierarchy and Housing Policy 4.
Strategic Policy 3 - To respect the character of our towns and villages
Assessed scale/density against mixed streetscene (detached/semi-detached, varied designs); Appeal Inspector found no harm, current revisions enhance coherence.
Spatial Policy 5
Requires high-quality, context-responsive design; revised asymmetrical roof, porch projections, and materials respect mixed vernacular/modern character per RDG 2021.
General Policy 2
Tests siting/layout/scale (b,c), amenity/privacy (g), highways/parking (h,i), flooding (l), biodiversity (d). All satisfied via conditions on glazing, ASHP, parking, flood measures; prior privacy/overlooking resolved.
Environment Policy 4
Requires habitat protection/enhancement; native planting, retained trees, swift bricks offset losses, but no upfront bat survey—addressed via note/pre-demolition check and DEFA no objection subject to conditions.
Environment Policy 5 - Mitigation against damage to or loss of habitats
Swift nest bricks and native species enhance biodiversity; conditions secure implementation.
Environment Policy 10 - Development and flood risk
Medium fluvial flood zone (1:100yr); FRA demonstrates no increased off-site risk via raised FFL, resilient design, drainage—DOI FRM satisfied.
Environment Policy 13 - Development and flood risk
Requires no increased flood vulnerability; engineered soakaways/public sewer fallback, open boundaries prevent off-site impacts.
Environment Policy 42 - character and need to adhere to local distinctiveness
Design reflects mixed local architecture (painted render, pitched roofs); Appeal Inspector endorsed as 'visually attractive' and non-jarring.
Transport Policy 7
Two spaces per dwelling, turning areas, cycle storage, 70m splays meet standards; DOI Highways no objection.
Housing Policy 4
Supports housing in villages like Sulby maintaining character/scale.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Materials approval
No above-ground floor development shall commence until a schedule of external materials and finishes, including manufacturer's details and specifications for render, cladding, roof tiles, fenestrations, and rainwater goods, has been submitted to and approved in writing by the Department. The development shall not be carried out other than in strict accordance with the approved details.
No future extensions/outbuildings
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2025 (or any Order revoking and/or re-enacting that Order with or without modification), no extension, enlargement, alteration of the dwellings, and no garages, outbuildings, or other free-standing structures shall be erected within the curtilage of the dwellings hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
Privacy glazing
The north-facing bathroom window in Dwelling B, shall be glazed with obscure glass to Pilkington Level 3 (or equivalent) and shall be non-opening below 1.5m internal cill height. The west facing bathroom window on Dwelling A shall be glazed with obscure glass to Pilkington Level 3 (or equivalent). This specification shall be permanently retained thereafter.
Air Source Heat Pump model
The only model of the Air Source Heat Pump that can be installed is the Mitsubishi PUHZ-W85VAA(-BS) Ultra Quiet Ecodan or another equivalent model with the same or lower noise output.
Air Source Heat Pump location
The Air Source Heat Pumps must be installed in accordance with the approved site plans (Dwg Nos. 1081-22 and 1081-23) showing their position and the supporting information, including clearance of 300mm from obstructions and air discharge facing away from neighbouring boundaries, and must be maintained as such thereafter.
Parking and access provision
Prior to the occupation of the dwellings hereby approved, the accesses, visibility splays, parking spaces, turning areas, and cycle storage shall be provided and surfaced in accordance with the details shown on the approved plans (Dwg Nos. 1081-22 and 1081-23). Once provided, all access, parking and turning areas shall thereafter be permanently retained as such.
Flood mitigation measures
The development shall be carried out in full accordance with the flood mitigation measures set out in the Flood Risk Assessment prepared by Barry Murphy Construction (dated 13 October 2025), including finished floor levels at 16.00m AOD, open-faced boundary treatments, solid ground floor construction without airbricks, raised electrical points, and engineered surface water disposal. These measures shall be implemented prior to occupation and retained thereafter.
Landscaping scheme
The landscaping works shall be carried out in full accordance with the Site Plan as Proposed (Dwg No. 1081-23), including the planting of native species and the protection of retained trees. 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 any unit, 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.
Swift nest bricks
Prior to the installation of the swift nest bricks, detailed specifications shall be submitted to and approved in writing by the Department. The swift nest bricks shall then be installed in the locations shown on the Plans and Elevations as Proposed (Dwg No. 1081-24) before the occupation of the dwellings and retained thereafter.
No objection subject to conditions
No objection
