13 November 2024 · Delegated - Principal Planner (Chris Balmer)
Three Acres, Ballafreer Lane, Union Mills, Isle Of Man, IM4 4as
The site is a detached dormer bungalow called Three Acres on Ballafreer Lane in the countryside near Union Mills, well-screened by mature trees. The proposal involves demolishing the existing south-western conservatory and building a new part dual-pitched and part flat-roofed single-storey extension for an open-plan ki…
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The officer assessed the principle of development under General Policy 3, Environment Policy 1, and Housing Policy 16, noting that while the site is in open countryside outside settlement boundaries a…
General Policy 2
Requires consideration of design, visual impact, and neighbouring amenity. Officer found proposals compliant as modest extensions improve dwelling legibility and appearance without harming streetscene or amenity, screened by trees.
General Policy 3
Provides exceptions for countryside development. Site does not qualify under defined exceptions, but assessed alongside HP16 for extensions.
Environment Policy 1
Protects countryside character. Extensions do not detract due to modest scale and site screening.
Housing Policy 16
Permits extensions to non-traditional countryside dwellings if high quality design, no detriment to countryside character, and no increased visual impact publicly. Proposals meet this as suitable additions to existing property.
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.
No objection.
No highways interest.
Low risk to bats, no assessment requested prior to determination; advised pre-works bat checks.
Highway Services has no interest in the application. Ecosystem Policy Officer finds low risk to bats with advisory checks recommended. Marown Parish Commissioners have no objection.
Key concern: potential for occasional or transient use by small numbers of bats under lead flashing around the chimney
Highway Services HDC
No CommentHighway Services HDC has no interest (NHI) in: 24/00785/B
Ecosystem Policy Officer
Conditional No ObjectionThe property does not show any obvious potential roost points for bats, though there could be some opportunity for occasional or transient use by small numbers of bats, in places such as under lead flashing around the chimney.; We believe that the risk to bats from the proposed work is low and therefore we will not be requesting an assessment for bats prior to determination.; However, we would still advise that thorough checks for bats and signs of bats...
Conditions requested: thorough checks for bats and signs of bats, such as dropping and staining, be made around the roof prior to works taking place, which will require all external holes, crevices, lead flashing, loose tiles and roof voids, to be investigated; Should bats, or evidence of bats, be found then the work must stop and advice be obtained from the Ecosystem Policy Team on 01624 651577 or the Manx Bat Group Helpline 07624 366177
Marown Parish Commissioners
No ObjectionThe Commissioners have NO OBJECTION to the following: 24/00785/B - Three Acres, Ballfreer Lane, Union Mills - Demolition of conservatory, new single storey extension for living accommodation, new dormer and replacement windows
