27 August 2020 · Delegated - Principal Planner Chris Balmer
Raby Farm, Main Road, Glen Maye, Isle Of Man, IM5 3au
The proposal involves replacing poor quality later additions to the rear cottage section of Raby Farmhouse, a striking Victorian-style house with an older cottage behind, situated in a High Landscape Value and Scenic Significance area near Glen Maye.
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The key issue was whether the works would adversely affect the character or appearance of the existing dwelling and the High Landscape Value and Scenic Significance countryside.
Housing Policy 15
HP15 states that the extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property, with permission only exceptionally for extensions over 50% of existing floor space. The officer assessed the proposal as compliant, noting it replaces unattractive additions with a modest modern extension adding less floor area than the prior scheme (extending 0.9m for 6.7m), respects the existing property's character, and is in line with the policy despite its contemporary design.
Environment Policy 1
EP1 presumes against development where protection of the countryside is of highest importance. The officer found no adverse impact on the countryside character due to limited visibility of the modern elements.
Environment Policy 2
EP2 presumes against development in countryside areas. Assessed as acceptable given the subservient scale and screening.
General Policy 3
GP3 is relevant to development in sensitive countryside locations. The proposal was deemed acceptable as it does not harm the area's High Landscape Value and Scenic Significance.
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.
no objection to the works (12.08.20)
no objection (04.08.20)
DEFA Biodiversity requests a bat survey due to a known bat roost; Arboricultural Officer recommends tree protection measures; Patrick Parish Commissioners and Highways have no objection.
Key concern: known brown long-eared bat roost in the attic space
DEFA Biodiversity
Conditional No ObjectionRaby Farmhouse has a brown long-eared bat roost in the attic space; request that an ecological assessment for bats is undertaken on this property by a suitably qualified ecologist prior to determination of this application; This report must be provided to Planning for written approval prior to determination
Conditions requested: ecological assessment for bats undertaken by suitably qualified ecologist prior to determination; bat surveys in accordance with Bat Conservation Trusts Bat Surveys for Professional Ecologists - Good Practice Guidelines (3rd Edition 2016); report detailing findings including mitigation plan submitted to Planning for approval prior to determination
Arboricultural Officer
Conditional No Objectionno arboricultural survey has been conducted so the quality of the trees cannot be fully accessed; tree protection plan and arboricultural method statement is implemented
Conditions requested: No site clearance, preparatory work or development shall take place until a scheme for the protection of the retained trees (a tree protection plan) and the appropriate working methods (an arboricultural method statement) are prepared in accordance with British Standard BS5837:2012-Trees in relation to Design, Demolition and Construction-Recommendations and agreed in writing by the Department
Patrick Parish Commissioners
No ObjectionNO OBJECTION would be made to the following: 20/0078I - Replacement South-west Extension at Raby Farm, Main Road, Glen Maye
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 04.08.20
