27 June 2024 · Delegated - Principal Planner (Jason Singleton)
Ivydene, Shore Road Underway, Port St. Mary, Isle Of Man, IM9 5dx
The proposal involves modifying an existing balcony on a three-storey end-of-terrace property by removing coping stones, raising masonry stonework to 0.95m, adding a 0.55m high glazed balustrade, and changing a south elevation window to a doorway with masonry removal below.
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The proposals are deemed acceptable in terms of their form, mass and design and as such complies with General Policy 2. The proposal will also preserve the overall proposed Conservation Area and as su…
General Policy 2
Requires development to respect form, mass and design in relation to surroundings. Officer assessed the minimal balcony alterations as acceptable in terms of form, mass and design, with no increased visual impact from glazing on existing structure.
Environment Policy 35
Development in Conservation Areas permitted only where it preserves or enhances character and appearance. Combined with Section 18(4) test; officer found works preserve the area as they minimally alter existing balcony, retaining main masonry detailing, and are barely visible from key viewpoints.
Environment Policy 10
Requires flood risk assessment and mitigation in flood risk areas. Site in Medium Likelihood Surface Water Flood Risk Area, but first floor works raise no issues beyond existing, so no assessment required.
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.
Bird strike prevention
Notwithstanding the details shown on the approved plans all glass balustrades shall be installed with measures to prevent bird strikes to be either etchings on the glass or use of ultraviolet decals. Reason: To prevent/reduce the risk of bird strikes.
No Highways Interest.
No objections.
Highway Services has no interest in the application, Port St Mary Commissioners have no objections, and DEFA Biodiversity recommends a condition to mitigate bird collision risks from the glass balustrade.
Key concern: bird collision risk from clear glass balustrade
Highway Services HDC
No CommentHighway Services HDC has no interest (NHI) in: 24/00505/B
Port St Mary Commissioners
No ObjectionPort St Mary Commissioners had no objections to the following applications: 24/00505/B
DEFA Biodiversity
Conditional No ObjectionTransparent glass windows/balustrades pose a collision risk to birds when they are in flight and could result in their injury or death.; The Ecosystem Policy Team therefore recommend that a condition is secured for no works to commence unless a plan detailing the measures that are to be put in place to prevent bird strikes on the clear glass balustrade, is submitted to Planning and approved in writing.
Conditions requested: a condition is secured for no works to commence unless a plan detailing the measures that are to be put in place to prevent bird strikes on the clear glass balustrade, is submitted to Planning and approved in writing. Measures could include use of etching, ultraviolet coatings or decals
