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24/10051/AIR PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/10051/AIR Applicant : CHEESEDEN INVESTMENTS LIMITED Proposal : Information in relation to conditions 4, 5, 6, 9, 11, 15, 16, 17 and 18 for PA 21/01341/B - Kates Cottage, Ballnahowe Road, Ballnahowe, Port Erin Site Address : Kates Cottage Ballnahowe Road Ballnahowe Port Erin Isle Of Man

Planning Assistant: Daniel Spencer

Recommended Decision: Permitted

Date of Recommendation: 27.06.2024

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

NOTE. In this instance of the submitted grasscrete, page 1 dev within 9 m of watercourse form, page 2 development within 9 m of watercourse form, Kate's cottage PWMS common lizard final, flood mitigation DRG 20, stone detail DRG 23, EV charger - page 1, EV charger - page 2, heat pump details, Mitsubishi heat pump page 1, Mitsubishi heat pump page 2, solar slates, photographic record DRG 21, patio detail and surfacing DRG 22 and planning conditions covering letter submitted on the 28.05.2024 and Removal of Himalayan balsam which was submitted on the 10.06.2024 and after consultation with the case officer, the Ecopolicy Officer and DEFA Fisheries, who are happy with the level of detail, the detail is deemed sufficient to achieve the desired outcomes and would be considered satisfactory to meet planning conditions 4, 5, 6, 9, 11, 15, 16, 17 and 18 of application 21/01341/B. With the understanding that the development shall be carried out as indicated on the approved drawings, documents or plans and retained as such thereafter.

Plans/Drawings/Information;

This decision is based on the submitted grasscrete document, page 1 dev within 9 m of watercourse form, page 2 development within 9 m of watercourse form, Kate's cottage PWMS common lizard final report, flood mitigation DRG 20 plan, stone detail DRG 23, EV charger - page 1, EV charger - page 2, heat pump details, Mitsubishi heat pump page 1, Mitsubishi heat pump page 2, solar slates document, photographic record DRG 21 document, patio detail and surfacing DRG 22 plan and planning conditions covering letter submitted on the 28.05.2024 and Removal of Himalayan balsam which was submitted on the 10.06.2024.

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24/10051/AIR

Officer’s Report

1.0 Description

1.1 The proposed application 21/01341/B for the alterations and extension to existing tholtan to form a dwelling was approved on 09.05.2022 subject to 18 conditions some of which required submission of additional information prior to the commencement of works.

1.2 This report is specific to Conditions 4, 5, 6, 9, 11, 15, 16, 17 and 18 which the applicants are seeking to satisfy.

1.3 Specific wording of the conditions are as follows:

'C4. No development shall commence until a sample of the stone to be used and a drawing showing how the stone is to be laid and pointed has to be submitted to the Department and approved in writing. The development shall be carried out as indicated on the approved drawings and retained as such thereafter.

Reason: In the interests of the character and appearance of the site and surrounding area.'

'C5. Prior to the installation of the roof mounted Solar Panel slates, Air Source Heat Pump and EV Charging point, a plan and specification/ trade literature shall be submitted to and approved in writing by the Department. The development shall be carried out as indicated on the approved drawings and retained as such thereafter.

Reason: To ensure there is no adverse impact upon the street scene.'

'C6. No development, demolition or alterations shall take place until the applicant has secured the implementation of a programme of structural recording in accordance with a written scheme of investigation which has been submitted to and approved in writing by the Department. The development shall be implemented in accordance with the approved details.

Reason: This is required as a pre-commencement condition as the information is required prior to development commencing in order to ensure that features which will be destroyed, removed or altered in the case of the works for which consent has been given are properly recorded in advance of destruction, removal or alteration as the building is of architectural or historic interest in accordance with Policies HP11 and 13 of The Isle of Man Strategic Plan 2016.'

'C9. Prior to the commencement of works on site, a plan showing further details with heights and levels of the method of enclosure for the patio and surface treatment areas, shall be submitted to and approved in writing by the Department and retained thereafter.

Reason: To ensure the rural character of the property is retained.'

'C11. Prior to the commencement of works on site, a plan and supporting trade literature showing further details of the proposed parking area with 'grasscrete' or similar, shall be submitted to and approved in writing by the Department and retained thereafter.

Reason: To ensure the rural character of the property is retained.'

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24/10051/AIR

'C15. Prior to the commencement of works on site, a 'development within 9 meters of a watercourse form' with a written statement noting protection works to the watercourse should be submitted to and approved in writing by the Department. All works in or around the vicinity of the river shall be carried out in accordance with the approved details.

Reason: To ensure adequate protection of the watercourse.'

'C16. Prior to the commencement of works on site, a written method statement should be submitted to and approved in writing by the Department, for the eradication of Himalayan Balsam. All works shall be carried out in accordance with the approved details.

Reason: To ensure there is no spread of Himalayan Balsam and that adequate protection of the rivers ecosystem is maintained.'

'C17. No development (including site clearance) shall take place until a Precautionary Working Method Statement (PWMS) alongside appropriate mitigation proposals for viviparous lizards has been written by a suitably qualified ecological consultant and this has been submitted to Planning for written approval.

Reason: Protection of ecology on site.'

'C18. Prior to the commencement of works on site, full details of flood risk mitigation measures shall be submitted and approved by the Department and implemented accordingly.

Reason: To ensure the property and its occupants are adequately protected from the risk of flooding.'

2.0 Proposal

2.1 The applicant's agent have now submitted the following:

2.2 For condition 4, Stone Detail DRG 23 was submitted for the satisfaction of the condition which shows how the proposed Manx Stone is to be laid and pointed with the proposed Manx Stone and pointing to match the existing Tholtan.

2.3 For condition 5, EV Charger page 1, EV Charger page 2, Heat Pump Details, Mitsubishi Heat Pump page 1, Mitsubishi Heat Pump page 2, Solar Slates document and Patio Detail and Surfacing DRG 22 plan was submitted for the satisfaction of the condition which provides the requested trade literature and technical information on air source heat pump, EV charge point and the solar slates as well as a plan to show the location of the air source heat pump and EV charge point.

2.4 For condition 6, Photographic Record DRG 21 document was submitted for the satisfaction of the condition which provides a photographic programme of structural recording with the agent stating the written information has been provided in the structural engineers report submitted in the original application.

2.5 For condition 9, Patio Detail and Surfacing DRG 22 was submitted for the satisfaction of the condition which is a plan which shows further detail on the site levels and heights as well as the requested details on surface treatment across the site.

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24/10051/AIR 2.6 For condition 11, the Patio Detail and Surfacing DRG 22 was submitted for the satisfaction of the condition which provides further details on the location and extent of the 'grasscrete' parking area as well as 'Grasscrete' document which provides trade literature on the proposed 'grasscrete'.

2.7 For condition 15, a Development within 9M of a Watercourse form was submitted for the satisfaction of the condition.

2.8 For condition 16, the amended REMOBVAL OF HIMALAYAN BALSAM report was submitted for the satisfaction of the condition which advises the mythology for removing Himalayan balsam from the site including the method (by hand), the timescales for doing this as well as future monitoring on site of Himalayan balsam.

2.9 For condition 17, Kate's Cottage PWMS Common Lizard final report was submitted for the satisfaction of the condition. This report covers a site introduction, recommendations and avoidance measures as well as a common lizard identification guide.

2.10 For condition 18, Flood Mitigation DRG 23 plan was submitted for the satisfaction of the condition. The plan shows full details of proposed flood mitigation measures across the site including a drainage ditch on the field site of the sod bank, a drainage channel across the access as well as a 100mm pvc field drain within the garden to protect the dwelling.

3.0 Consultation

3.1 The Ecopolicy Officer was consulted for advice on the satisfaction of conditions 16 and 17. The advice received on 13.06.2024, after their review of the submitted documents, concludes that they are pleased to confirm that the information satisfies the relevant clauses.

3.2 DEFA Fisheries were consulted for advice on the satisfaction of conditions 15. The advice received on 14.06.2024, after their review of the submitted documents, concludes that they are pleased to confirm that the information satisfies the relevant clauses.

4.0 Recommendation

4.1 In this instance of the submitted grasscrete, page 1 dev within 9 m of watercourse form, page 2 development within 9 m of watercourse form, Kate's cottage PWMS common lizard final, flood mitigation DRG 20, stone detail DRG 23, EV charger - page 1, EV charger - page 2, heat pump details, Mitsubishi heat pump page 1, Mitsubishi heat pump page 2, solar slates, photographic record DRG 21, patio detail and surfacing DRG 22 and planning conditions covering letter submitted on the 28.05.2024 and Removal of Himalayan balsam which was submitted on the 10.06.2024 and after consultation with the case officer, the Ecopolicy Officer and DEFA Fisheries, who are happy with the level of detail, it is deemed sufficient to achieve the desired outcome and would be considered satisfactory for planning conditions 4, 5, 6, 9, 11, 15, 16, 17 and 18 of application 21/01341/B with the understanding that the development shall be carried out as indicated on the approved drawings, documents or plans and retained as such thereafter.

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I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

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24/10051/AIR

Decision Made : Permitted

Date: 28.06.2024

Determining officer Signed : C BALMER

Chris Balmer

Principal Planner