20 May 2025 · Delegated - Principal Planner (Chris Balmer)
Ballachrink, Glen Road, Colby, Isle Of Man, IM9 4hw
The proposal involved renovating a disused single-storey stone cottage by adding an upwards extension for first-floor headroom with two dormers, a two-storey rear extension, single-storey side extension with sunroom and porch, rear lean-to, and new slate roofs, finished mostly in Manx stone.
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The officer concluded the application fails due to no updated structural report demonstrating the existing cottage is capable of withstanding the proposed upwards extension, dormers, and new roof, quo…
Housing Policy 11
Requires rural building conversions to dwellings where structurally capable (b), of interest (c), and with modest subordinate extensions not adversely affecting character (d). Officer assessed the cottage meets some criteria (intact, historic interest, compatible use) but fails on structural proof for proposed works and extensions overwhelming original character.
Housing Policy 13
Permits dwellings from abandoned rural buildings if substantially intact with 3 walls to eaves and structurally capable (a), allowing subordinate extensions <50% original floorspace. Officer found no evidence of current structural capability for loads from upwards extension; side/rear extensions exceed 50% limit (137% increase), not subordinate.
Housing Policy 15
Extensions to traditional countryside dwellings must respect proportion/form/appearance; only exceptionally >50% floorspace. Officer noted proposal fails to respect original simple single-storey form, with cumulative works creating dominating impact.
General Policy 2
Requires acceptable visual impact (b), character/appearance (c), and protection of landscape features (g). Officer determined unacceptable visual impact from footpath on extended cottage, at odds with setting despite no wider landscape harm.
do not oppose (9/02/2024) no significant negative impact upon highway safety, network functionality and/or parking as there is available parking on-site for the proposals.
do not oppose subject to conditions (10/04/2025) - further information was provided in respect of bats and bird.
Highway Services HDC does not oppose the application due to no significant negative highway impacts and available on-site parking. DEFA Biodiversity recommends a preliminary bat and bird assessment with surveys submitted prior to determination.
Key concern: bat roost potential
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as there is available parking on-site for the proposals.
DEFA Biodiversity
Conditional No ObjectionThe Ecosystem Policy Team therefore recommend that a preliminary assessment for roosting bats and nesting birds is undertaken on the building by a suitably qualified ecological consultancy.; Survey reports should be submitted prior to determination of this application, in line with best practise, which is referred to in Section 9.2.4 of the British Standard Biodiversity - Code of Best Practise for Planning and Development (BS 42020:2013).
Conditions requested: preliminary assessment for roosting bats and nesting birds by a suitably qualified ecological consultancy; report detailing findings of preliminary assessment and any additional surveys, alongside appropriate avoidance and mitigation measures, submitted to Planning prior to determination
