11 April 2016 · Planning Committee
Raby Beg, Main Road, Glen Maye, Isle Of Man, IM5 3au
The proposal involves renovating a derelict two-storey stone Manx cottage with rear and side extensions (rear extension 4.5m projection x 6m long), rebuilding the front porch, converting a stable/outbuilding into living accommodation linked via boot rooms to form two interconnected units for family use, and creating a …
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The officer assessed whether the property had lost habitable status by abandonment under Housing Policy 12, noting it requires repairs (missing slates, boarded windows) but is a 'good and relatively u…
Housing Policy 11
Permits conversion of rural buildings to dwellings if redundant, structurally sound, of interest, large enough with modest extensions not affecting character, compatible with surroundings, and serviced without public cost; must re-establish original appearance using matching materials. Officer found outbuildings suitable for conversion with modest extensions to bring back into residential use, supported by policies for reuse.
Housing Policy 12
Permits replacement of countryside dwellings unless abandoned (considering structure, non-use >10 years, intervening use, intent) or of historic interest capable of renovation. Officer assessed not fully abandoned but intact vernacular cottage appropriate for renovation rather than replacement, avoiding policy prohibition.
Housing Policy 13
Allows new dwellings from abandoned rural fabric if substantially intact (3 walls to eaves), existing track, services available; extensions <50% original floorspace, subordinate. Applied to support using remaining fabric with modest additions; existing informal track upgraded.
Housing Policy 15
Extensions/alterations to traditional countryside properties approved if respecting proportion, form, appearance; exceptionally >50% floorspace. Extensions <50% floorspace, respecting character; officer noted no significant adverse change.
Environment Policy 4
Requires protection of wildlife under Wildlife Act 1990. Condition mandates bat/owl survey and method statement due to nearby woodland supporting bats/owls.
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.
Residential curtilage and boundary treatment
Prior to the occupation of the property, a further plan must be approved by the Department which shows a smaller residential curtilage than is shown in drawing reference 1306.01 together with details of the boundary treatment of the curtilage which should be a planted or mounded hedge. REASON: To control the spread of residential development in the countryside.
Protected species survey
The site lies close to woodland which is known to support bats and owls. As such, prior to the commencement of works a survey for bats and nesting or roosting owls must be undertaken and submitted to and approved by the Department. Should any such species found as a result of the survey, a method statement must be approved by the Department indicating how the species will be protected during the undertaking of the works hereby approved and the works must be undertaken in accordance with this method statement. Reason: to accord with the provisions of Environment Policy 4 of the Strategic Plan and the Wildlife Act 1990.
do not oppose the application
no comment to make
DEFA Biodiversity recommends bat and owl surveys due to proximity to woodland with known bats; Patrick Parish Commissioners made no comment; Highways Division does not oppose.
Key concern: bat survey required due to proximity to woodland with known bats
DEFA Biodiversity
Conditional No ObjectionThis development involves traditional stone buildings, at only about 330m from woodland, and bats are known in the woodland below this site.; I therefore recommend bat survey for consideration with these plans, and also a check for nesting/roosting owls.
Conditions requested: bat survey for consideration with these plans; check for nesting/roosting owls
Patrick Parish Commissioners
No Commentno comment (or no further comment as the case may be) would be made
Patrick Parish Commissioners
No Commentno comment would be made
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; DNO on 29.1.16
