22 November 2024 · Delegated - Principal Planner (Chris Balmer)
Ballasaig House, Lewaigue Road, Dreemskerry, Ramsey, Isle Of Man, IM7 1bf
The proposal involves adding a two-storey rear extension with dual-pitched roof, cat-slide on the southern side, natural timber cladding, Manx stone chimney, standing seam metal roof, and grey aluminium frames to create an open plan kitchen/dining area and master bedroom.
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The proposals amount to an increase of 35.7% in floor area, below the 50% threshold in Housing Policy 15 for extensions to traditional styled countryside dwellings, and are thus policy compliant.
Spatial Policy 5
Permits countryside development in accordance with General Policy 3. Officer assessed extensions to traditional dwelling as compliant via Housing Policy 15 exceptions.
Strategic Policy 5
Addresses design and visual impact. Proposals deemed to respect proportion, form and appearance without detriment to streetscene or landscape.
General Policy 2
General development considerations. Extensions appropriate without harm to character.
General Policy 3
Exceptions to countryside development. Extensions to traditional dwellings permitted if respecting existing property; 35.7% increase acceptable.
Environment Policy 1
Protection of the countryside. No detriment to character/appearance of immediate streetscene or wider landscape.
Housing Policy 15
Extensions to traditional styled countryside properties must respect proportion/form/appearance; only exceptionally over 50% floorspace. 35.7% increase compliant, unlike refused prior scheme.
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.
Bat boxes
The integrated bat boxes shall be installed in accordance with the approved details noted on drwg. no 24 181705 Rev A. Reason: In the interests of biodiversity.
External lighting
No external lighting shall be installed unless a sensitive low level lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to the Department and approved in writing. Reason: To avoid and mitigate against ecological impacts.
No objection; character maintained, rear extension unlikely to cause visual impact from road, modern design not detrimental.
No highways interest.
No objection subject to conditions for integrated bat boxes and low level lighting plan.
DEFA Biodiversity initially requested a bat survey prior to determination due to bat roost potential; following submission of a preliminary assessment, they confirmed no objection subject to bat box and lighting conditions. Highway Services had no interest, and Garff Commissioners had no objection.
Key concern: Potential for roosting bats due to proximity to known bat roost, suitable habitat, and roof features
DEFA Biodiversity
The Ecosystem Policy Team therefore request that a preliminary assessment for roosting bats is undertaken on the property by a suitable qualified ecological consultancy prior to determination of the application.; Submission of a report prior to determination of the application is 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 to be undertaken on the property by a suitable qualified ecological consultancy prior to determination of the application
Ecosystem Policy Officer
Conditional No ObjectionNo Objection subject to condition; The Ecosystem Policy Team can confirm that the Manx Bat Group’s (MBG) Preliminary Assessment for bats dated September 2024 is all in order and that a suitable level of assessment has been undertaken.; No evidence of roosting bats was discovered.
Conditions requested: Integrated bat boxes to be erected as per Penketh Millar’s ‘Proposal Drawing’ (Drawing No. 24 181705 Rev A); No external lighting to be installed unless a sensitive low level lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to Planning and approved in writing
Highway Services HDC
No CommentHighway Services HDC has no interest (NHI) in: 24/00736/B; After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking.
Garff Commissioners
Garff Commissioners will submit comment on the following five applications, no later than the 8th of August 2024.
Garff Commissioners
No ObjectionThe Commission has no objection to the proposals.; Members noted that the character of the main dwelling will be maintained, and that the extension is predominantly to the rear; in this circumstance they felt that is unlikely to cause any visual impact from the Dreemskerry Road or any public vantage point.; They also considered the modern design of the extension with the consensus being that it would not have a detrimental impact on the current dwelling.
