10 August 2020 · Delegated - Principal Planner Chris Balmer
Newlands House, Main Road, Baldrine, Isle Of Man, IM4 6dx
The application seeks permission to build a first floor extension over the existing single-storey link between the main two-storey house and the garage with accommodation above, creating a continuous ridge line matching the main house roof, plus replacement of the entire roof with artificial slate tiles (Redland Cambri…
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The officer assessed the proposal against General Policy 2 (GP2), which presumes in favour of extensions in built-up areas outside Conservation Areas if they do not adversely affect adjacent propertie…
General Policy 2
GP2 permits development in line with Area Plan zoning if it respects site/surroundings in scale/form/design, does not harm townscape character, protects wildlife/habitats, and avoids adverse amenity impacts. Officer applied standard residential extension tests outside Conservation Areas; found proposal acceptable due to site's below-road position, retention of gables, and lack of significant adverse streetscene impact despite increased mass.
Environment Policy 4
ENV4 protects ecology, particularly designated/legally protected species like bats. Pre-1960s building near woodland/water triggers bat survey per Ecosystems Policy Office; officer conditioned preliminary assessment and potential roost survey/mitigation before roof works, rather than requiring pre-determination.
Environment Policy 34
ENV34 prefers traditional materials for pre-1920 buildings. Artificial slate proposed; officer conditioned approval of sample/details to ensure sympathy with property/area character, per Registered Buildings Officer advice.
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.
Bat survey
Prior to the commencement of any removal of the existing roof coverings, a Preliminary Assessment for bats must be undertaken on the property by a suitably qualified ecologist and a report detailing the findings and recommendations for further survey, be submitted to and approved in writing by the Department. If found suitable then a bat roost survey should also be undertaken by a licenced bat ecologist and a report detailing the findings, including a mitigation plan for the bats protection, should be submitted to and approved in writing by the Department and the development must be undertaken in accordance with these details. Reason: to ensure compliance with Environment Policy 4 and General Policy 2 of the Strategic Plan.
Materials approval
Prior to the application of any roof covering which is not natural slate, there must be approved by the Department a sample or information on the type of imitation slate to be used and the development must be undertaken in accordance with these details. Reason: to ensure that the works are sympathetic to the character of the existing property and the surrounding area.
no interest in the application
Design in keeping with house character; recommend condition for traditional roof materials
Ecosystem Policy Officer requests bat surveys due to the property's age and proximity to water and trees; Isle of Man Victorian Society objects to the design and roof material; Highways Division has no interest; applicant responds to Victorian Society concerns.
Key concern: bat roost potential requiring surveys prior to determination
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI
DEFA Ecosystem Policy Officer
Conditional No ObjectionThe Bat Conservation Trust Bat Survey Guidelines 2016 recommends that bat surveys are undertaken on pre-1960s detached buildings within 200m of woodland/and or water which are to be converted or modified.; Bats are listed on Schedule 5 of the Wildlife Act 1990.
Conditions requested: Preliminary Assessment for bats undertaken by suitably qualified ecologist and report submitted for approval prior to determination; If suitable, bat roost survey by licensed bat ecologist with report and mitigation plan submitted for approval prior to determination; Development undertaken in accordance with agreed mitigation plan
Isle of Man Victorian Society
ObjectionThis is quite true and what was once the same size as some of the other dwellings along this section of the road will dominate the street scene.; We do however object to the use of Cambrian roof tiles. They are too heavy in appearance due to their thickness.
