30 October 2018 · Planning Committee
Rhenwee Cottage, Regaby West Road, Andreas, Isle Of Man, IM7 3hl
The application sought permission for internal and external alterations to the existing two-storey detached cottage, a single-storey rear link extension of 11sqm connecting to an existing traditional barn, conversion of that redundant barn (master bedroom and sitting room) for ancillary residential use, and installatio…
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The principal issues were the impact on the character and appearance of the property and surrounding area. The rear single-storey link extension increases the footprint by only 11sqm and, combined wit…
Environment Policy 1
Protects countryside outside settlements or designated areas from adverse development unless overriding national need. The officer found the proposal acceptable as it sensitively re-uses existing buildings without countryside harm.
Environment Policy 4
Prohibits development adversely affecting protected species/habitats, including bats. DEFA noted bat potential; officer imposed pre-commencement bat survey condition with mitigation to safeguard compliance.
Housing Policy 15
Extensions to traditional countryside properties approved if respecting proportion/form/appearance and exceptionally under 50% floorspace. The 11sqm link plus prior sunroom stays under threshold and respects character.
Housing Policy 11
Permits rural building conversion to dwellings if redundant, structurally sound, of interest, suitable size, compatible use, with services. Barn meets all tests (redundancy established, structural report confirms suitability, traditional character retained despite minor door change); further extensions controlled by condition.
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.
Ancillary use only
The converted barn hereby approved may be used only in association with the main dwelling house "Rhenwee House" and for purposes incidental to the use of main dwelling house "Rhenwee House" as a single dwelling, for no commercial purposes and only in accordance with the internal layout shown on plan 02 received on the 20th September 2018. Reason: The dwelling is within a single residential plot within an area not designated for development. The application does not propose to create separate units of accommodation within the site and has not been considered as such.
No further development
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 extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
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.
do not object
potential for bats being present in the building and a bat survey should be undertaken
DEFA Ecosystems requests a bat survey prior to determination due to the barn's characteristics, while Andreas Parish Commissioners have no objections to the proposal.
Key concern: potential bat roosts in the barn requiring survey prior to determination
DEFA
Conditional No ObjectionThe Bat Conservation Trust recommended that bat surveys should be undertaken for agricultural buildings of traditional brick or stone construction and pre 1914 buildings with slate roofs, regardless of location due to the high likelihood of encountering bat roosts within these types of building.; due to the age, type and roofing structure of the barn we request that a bat survey to check for bat roosts is undertaken prior to determination of this application.
Conditions requested: bat survey to check for bat roosts is undertaken prior to determination of this application
Andreas Parish Commissioners
No ObjectionAndreas Parish Commissioners have now considered the above proposed development, and have no objections thereto.
