3 April 2018 · Delegated - Senior Planning Officer (Chris Balmer)
Ballaoates Cottage, East Baldwin, Isle Of Man, IM4 5en
The proposal involves adding a two-storey extension approximately 5m wide by 8m deep to the south side of the existing dwelling at Ballaoates Cottages, East Baldwin, including a kitchen extension, lounge, sun lounge, porch, bedroom and en-suite, plus modification of the existing roof from hipped to gable.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer determined that the proposal is an extension to the existing dwelling providing ancillary accommodation reliant on the main house's kitchen, not a new self-contained unit, thus complying w…
General Policy 3
Sets a presumption against new residential development in the countryside. The officer assessed the proposal as an extension to the existing dwelling, not self-contained ancillary accommodation or a new unit, as it relies on the main house's kitchen facilities.
Environment Policy 2
Protects Areas of High Landscape or Coastal Value (AHLV) unless development does not harm landscape character. The adjoining location, sympathetic size, design and materials matching the dwelling limit visual impact on the AHLV and countryside character.
Housing Policy 15
Extensions to traditionally styled countryside properties approved if respecting proportion, form and appearance, and not exceeding 50% of existing floor space. The extension matches mass, form, windows and gable roof, enhancing vernacular without overdevelopment.
Housing Policy 16
Extensions to non-traditional dwellings not permitted if increasing public visual impact. The design harmonises with the existing mix of traditional/non-traditional elements; lean-tos match existing and are set back, not increasing impact from the road.
Policy 13.3 (Braddan Parish District Local Plan)
Rural areas designated High Landscape Value with essential maintenance of tree groups and woodland. Revised Tree Survey and protection measures for the sycamore ensure no adverse effect, with supervision required.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Tree protection
No tree shown as being retained on drawing number 03 shall be cut down, uprooted, or wilfully destroyed during the development phase. The protection measures and construction methods detailed in the email and Tree Survey and Report prepared by Manx Roots Tree Management Limited both submitted 6th March 2018 in support of the application shall be adhered to in full, subject to the pre-arranged supervision detailed in appendix 4 by a suitably qualified and pre-appointed tree specialist. Reason: In the interest of preservation of the existing trees on site.
Bat survey
No development shall commence until a bat survey has been submitted to and approved in writing by the Department. The bat survey shall identify impacts on bat species together with mitigation, where appropriate, including a timetable for its implementation. The development shall not be carried out unless in accordance with the approved details. Reason: To provide adequate safeguards for the bats.
no objection to the planning application
access/egress arrangements of the existing driveway will remain unchanged and therefore they do not oppose the application
DEFA Forestry initially raised concerns about a Category A sycamore tree requiring an Arboricultural Impact Assessment but later confirmed concerns addressed with a recommended tree protection condition; Braddan Parish Commissioners, Highways, and DEFA Senior Biodiversity Officer had no objections with the latter requesting a bat survey condition.
Key concern: initial objection from DEFA Forestry regarding lack of Arboricultural Impact Assessment for Category A sycamore tree
Braddan Parish Commissioners
No ObjectionIt was unanimously resolved that the Commissioners had no objections to the following Planning Applications:- PA17/01268/B
Department of Infrastructure Highways Division
No ObjectionHighway Services does not oppose this application.; Do not oppose
DEFA Senior Biodiversity Officer
Conditional No ObjectionI recommend the use of a planning condition to provide for a bat survey before any roof works and in the active bat season (May-September)
Conditions requested: use of a planning condition to provide for a bat survey before any roof works and in the active bat season (May-September) and if bats were found, the provision of a plan to mitigate the effects of the development
DEFA Forestry
Objectionrecommend you request an Arboricultural Impact Assessment and Tree Protection Plan before the outcome is determined. These should be prepared in accordance with the recommendations of BS5837:2012
DEFA Forestry
Conditional No ObjectionBen’s amendments have addressed my concerns. The method statement is now robust enough to give me a degree of confidence that the proposal can be implemented without having an adverse effect on the tree.
Conditions requested: No tree shown as being retained on drawing [insert drawing number] shall be cut down, uprooted, or wilfully destroyed during the development phase. The protection measures and construction methods detailed in the Tree Survey and Report prepared by Manx Roots Tree Management Limited submitted [insert date] in support of the application shall be adhered to in full, subject to the pre-arranged supervision detailed in appendix 4 by a suitably qualified and pre-appointed tree specialist. This condition may only be fully discharged on completion of the development subject to satisfactory written evidence of contemporaneous supervision and monitoring of the tree protection throughout construction by a suitably qualified and pre-appointed tree specialist.
