2 October 2023 · Delegated - Principal Planner (Chris Balmer)
Spring Waters, Ballamodha Straight, Ballamodha, Ballasalla, Isle Of Man, IM9 3az
The proposal involves refurbishing the single-storey cottage at Springwaters Farm by replacing windows with uPVC casements, re-rendering stone walls, re-roofing with Spanish slate, and adding a 5.1m x 5.3m single-storey extension to the eastern gable with composite timber cladding, stone cladding, and glazed patio door…
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The proposal complies with Housing Policy 15, which permits extensions to traditional dwellings in the countryside if of high quality design that does not detract from countryside character or increas…
General Policy 2
Requires development to respect amenity, character, design, scale, and materials without harm to countryside. Officer assessed extension as subordinate, complementary in form/materials (timber cladding, matching roof), improving existing appearance with neutral visual impact due to screening/remoteness.
Environment Policy 1
Protects countryside from inappropriate development. Proposal tested for adverse visual impact; found acceptable as modest single-storey addition in screened rural location, not incongruous or increasing overall dwelling impact.
Housing Policy 15
Allows high-quality extensions not detracting from countryside character or public visual impact (50% floor increase guideline). 60% increase justified by proportional width match, balanced form, and contextual subservience despite guideline exceedance; no detriment in public realm.
Spatial Policy 5
Site outside settlements in countryside; exception via HP15 justified for existing traditional dwelling extension.
General Policy 3
Provides countryside exceptions; applied alongside HP15 to accept renovations/extension.
Environment Policy 2
Site in Area of High Landscape Value (incised inland slopes); proposal preserves character via limited scale, matching materials, and no adverse public views.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Ancillary to main dwelling
The extensions and alterations to the existing building hereby approved shall not be occupied at any time other than for purposes incidental to the enjoyment of the residential use of the dwellinghouse, also known as 'Springwaters Farm', and shall not be separated, sold off or occupied as an independent dwelling unit. Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.
No permitted development classes
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 18 - Domestic Fuel storage tanks; Class 19 - Replacement of waste water treatment system; Class 21 - Erection of decking; Class 22 - Solar Panels; Class 23 - Heat Pumps; Class 23A - Air Source Heat Pumps. Reason: To control future development on the site.
No objection
No objection
Initially sought bat/bird surveys but retracted after site visit, noting no suitable gaps
DEFA Biodiversity initially requested bat and bird surveys but retracted this after repairs to the gable end; Highway Services has no interest; Malew Parish Commissioners have no objections.
Key concern: potential for bats or birds in external gaps during works
DEFA Biodiversity
Conditional No ObjectionWe therefore retract our request for bat and bird surveys on this building.; Should bats or birds be encountered at any point, works must stop immediately and advise obtain from the Ecosystem Policy Team on 01624 651577.
Conditions requested: applicants to take care and make checks within external gaps, including any loose or elevated tiles, prior to and throughout works to ensure bats and birds are not blocked, damaged or destroyed; if bats or birds encountered, works must stop immediately and advice obtained from Ecosystem Policy Team on 01624 651577
Highway Services HDC
No ObjectionHighway Services HDC has no interest (NHI) in: 23/00580/B
Malew Parish Commissioners
No ObjectionMalew Parish Commissioners have no objections to the following applications. 23/00580/B Springwaters Farm, Ballamodha Extensions and alterations to dwelling
