21 July 2025 · Delegated - Principal Planner (Chris Balmer)
Ballavale New Farmhouse, Ballavale Road, Santon, Isle Of Man, IM4 1eh
The proposal involves alterations to an existing traditional two-storey farmhouse in open countryside, adding a flat-roofed balcony to the south-facing first floor accessed via a new sliding door, with zinc-finished dormers, glazed balustrades, and removal of a rear chimney.
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The officer assessed the principle of development under Housing Policy 15, finding the slight footprint increase and balcony acceptable despite likely exceeding the 50% floor space limit, as the groun…
Housing Policy 15
Requires extensions to traditional countryside dwellings to respect proportion, form, and appearance, with 50% floor space limit exceptionally. Slight increase accepted as negligible on ground floor, balcony subservient and not top-heavy.
Housing Policy 16
Restricts extensions increasing public-view impact of non-traditional dwellings. Traditional property's south-facing addition not publicly visible, no increased landscape harm.
Environment Policy 1
Presumption against countryside development. Existing dwelling allows sympathetic extensions without detracting from amenities.
Environment Policy 4
Protects biodiversity including protected species. Bat mitigations via conditions addressed roost and collision risks.
Environment Policy 5
Related to biodiversity protections. Conditions ensure no harm to bats per Wildlife Act 1990.
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 assessment compliance
The development, hereby permitted, shall be carried out in accordance with the details outlined in the Manx Bat Groups Assessment as outlined in the Ballavale New Farm, Santon; Report on a preliminary assessment for bats dated 30th June, 2025. Reason: To prevent harm to Bats which are listed on Schedule 5 of the Wildlife Act 1990; and, protected by law arising from the development.
Bat-visible balustrade
Notwithstanding the requirements of condition 2 of this approval, the balustrade must be made "visible" to bats by creating a return echo which will mean giving the surface a three dimensional structure, with any such measures being put in place to prevent bat strikes on the clear glass balustrades, prior to the first use of the balcony, hereby permitted. Such measures may include the use of etching; ultraviolet coating; application of decals to the glass surface; or, the insertion of high tensile wire or stainless steel rods within the glass. Any and all such measures shall, thereafter, remain in place for the lifetime of the development. Reason: To prevent harm to Bats which are listed on Schedule 5 of the Wildlife Act 1990; and, protected by law arising from the development.
no objection, no implications for highway safety
DEFA Ecosystem Policy Team objected to the application due to lack of bat survey information but provided conditional recommendations following submission of a bat survey report identifying Leisler's and common pipistrelle roosts.
Key concern: lack of bat survey information and potential impact on legally protected Leisler's bat roost from balcony works
DEFA Ecosystem Policy Team
ObjectionObjection due to lack of information; The works to create the balcony are located in very close proximity to one of the bat emergence points; Research has shown that smooth surfaces, such as clear glass panels, interfere with bats’ echolocation patterns; Bat surveys should be undertaken in accordance with the Bat Conservation Trust’s Bat Surveys for Professional Ecologists - Good Practice Guidelines, 4th edition (2024)
Conditions requested: No works to commence unless bat surveys, including summer emergence surveys and internal inspections have been undertaken by a suitably qualified ecological consultancy and a report detailing the findings has been submitted to Planning and approved in writing; No works to commence unless a bat mitigation plan has been submitted to Planning and approved in writing; No works to commence unless a plan detailing the measures that are to be put in place to prevent bat strikes on the clear glass balustrades, is submitted to Planning and approved in writing. Measures could include use of etching, ultraviolet coatings or decals
