25 October 2023 · Delegated - Principal Planner (Jason Singleton)
Ballafletcher Poultry Farm Cottage, Ballafletcher Road, Cronkbourne, Douglas, Isle Of Man, IM4 4ql
The proposal involves altering an existing garage by replacing its doors with sliding patio doors, building a two-storey side extension providing a double garage on the ground floor and a games room above, connected by a link corridor to the main two-storey residential property, and adding a new gated driveway access w…
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The officer assessed the proposal against General Policy 2 (GP2) criteria including character/appearance (b,c), neighbour amenity (g), and highway impact (h,i).
General Policy 2
GP2 sets general standards for acceptable development, including character/appearance (b,c), neighbour amenity (g), and highway impact (h,i). The officer found the extension's form, mass, design subordinate with matching materials, no overlooking/overbearing due to hedging and no windows, and no highway issues, fully complying. Residential Design Guidance 2021 supported the assessment of extensions.
Transport Policy 7
TP7 with Appendix 7 sets parking standards. Assessed via Highway Services consultation, which found no impact on safety or parking; new driveway minimal.
Community Policy 7
CP7 concerns reducing fire outbreak. No new issues raised as extension to existing dwelling.
Community Policy 11
CP11 concerns preventing criminal activity. No changes expected from extensions/alterations to existing dwelling.
Infrastructure Policy 5
IP5 concerns water conservation. Extension not expected to increase water usage or runoff issues beyond existing arrangements.
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.
Re-planting works
No development shall take place until full details of the proposed re-planting works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the re-planting works must include details of the species, size and position of all proposed trees. Any trees which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: To ensure the provision of an appropriate landscape setting to the development and for biodiversity net gain.
no significant negative impact upon highway safety, network functionality and/or parking. Advised to cutback vegetation for sight lines and consider EV charging point.
no objection
no bat survey required; condition for species list on tree replanting
accepting of elm tree removal if replanting conditioned
Highway Services HDC, DEFA Biodiversity, and Braddan Parish Commissioners all raised no objections to application 23/00657/B, with advisory comments on vegetation, tree planting, and EV charging.
Key concern: inappropriate reasoning to remove a tree
Highway Services HDC
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 regularly cutback vegetation at the access to ensure lines of sight are maximised.; Additionally, to consider installing an electric vehicle charging point to aid net zero objectives.
DEFA Biodiversity
Conditional No Objectionbased on your photos we don’t believe that a bat assessment is required.; we would be minded to say that it is ok, as long as a condition is secured on approval for the planting.; the planting needs to take place before the elm tree removal and before the works on the property take place, in order to give it a longer time to establish.
Conditions requested: condition is secured on approval for the planting [of 10 new native broadleaved trees]; the planting needs to take place before the elm tree removal and before the works on the property take place; condition for a new replanting plan which includes a species list, to be provided prior to works
Braddan Parish Commissioners
No ObjectionBraddan Commissioners discussed the following planning application at their meeting on 15 June and they had no objection to it.
DEFA Biodiversity
No CommentThe application description includes the creation of a gated entrance. However there are no drawings showing this aspect of the work.; please could the applicant supply some photos and information about the age of the property, in order to help us make an assessment about the potential for bats.
