4 November 2024 · Delegated - Principal Planner (Chris Balmer)
Vaghee Roostey, Stoney Mountain Road, Eairy, Isle Of Man, IM4 3jw
The proposal involved adding a complete first floor and pitched roof to an existing 'U' shaped bungalow with low-pitched, mono-pitched roofs made of asbestos cement sheets, effectively doubling the floor area and transforming it into a two-storey house with hipped roof.
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The officer determined that the proposal significantly increases the scale of a non-traditional, low-profile bungalow by adding a full second floor and pitched roof, doubling the floor area and exceed…
Housing Policy 14
Requires replacement dwellings not to be substantially different in size (not more than 50% greater floor area) or siting unless improving the environment, with design generally matching original materials. The officer assessed the proposal as tantamount to replacement due to extensive remodelling, exceeding 50% increase, failing to subordinate to original.
Housing Policy 16
Prohibits extensions to non-traditional or poor form dwellings where increasing public visual impact. The low-profile existing bungalow's subtle form would be dominated by the two-storey addition, increasing impact contrary to policy.
General Policy 2
Permits extensions that reflect and enhance existing property, adjoining properties, and setting in scale, design, and materials. Proposal failed parts b, c, g as not subordinate, with urban design unsympathetic to countryside and original features.
Type A: Uplands
Requires extensions to appear subordinate, not dominating the house (4.2.2), and respect site/surroundings in scale/form/design (4.2.7); poor design not permitted even if screened (4.2.8, 4.10). Additions not subservient, amplifying scale with new glazing/gables.
Environment Policy 1
Protects countryside for its own sake, permitting development only for overriding national need. Mentioned as paramount but not directly applied as primary issue was design/scale.
Environment Policy 3
Protects woodland from unacceptable loss/damage. Site near Kion Slieu Plantation/woodland, but no harm found.
no objection
No interest
No Objection subject to a condition which secures the erection of a box/brick suitable for jackdaws, or a bird species of higher conservation priority, on site.
DEFA Ecosystem Policy Officer initially requested bat and bird surveys due to potential roosting sites but later confirmed no objection subject to bird box condition; Highways has no interest; Malew Parish Commissioners have no objection.
Key concern: potential loss or damage of roosting and nesting sites for bats and birds
Highway Services HDC
No CommentHighway Services HDC has no interest (NHI) in: 24/00832/B
Malew Parish Commissioners
No ObjectionMalew Parish Commissioners have no objection to the following Planning Application. 24/00832/B
DEFA Ecosystem Policy Officer
The Ecosystem Policy Team therefore request that a preliminary assessment for roosting bats and nesting birds is undertaken on the property prior to determination of the application.; This 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 is undertaken on the property prior to determination of the application; The survey should be undertaken by a suitably qualified ecological consultancy and the submitted report should contain the findings of the preliminary assessment and any additional surveys, alongside appropriate avoidance and mitigation measures
DEFA Ecosystem Policy Team
Conditional No ObjectionNo Objection subject to a condition which secures the erection of a box/brick suitable for jackdaws, or a bird species of higher conservation priority, on site.; We recommend that a condition is secured for no works to commence unless a bird box plan has been submitted to planning for written approval, and for the bird boxes to then be erected on site as per this plan.
Conditions requested: no works to commence unless a bird box plan has been submitted to planning for written approval, and for the bird boxes to then be erected on site as per this plan; erection of a box/brick suitable for jackdaws, or a bird species of higher conservation priority, on site
