14 May 2025 · Head of Development Management (Stephen Butler)
Silverdale House, Silverdale Road, Ballasalla, Isle Of Man, IM9 3ds
The proposal involves demolishing a single-storey rear annexe (outrigger) at Silverdale House, an old dwelling that is a Registered Building (No. 210) within a Conservation Area, to facilitate a two-storey rear extension and other works approved under linked application 24/91264/B.
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The officer determined that the rear annexe is not publicly visible, located to the rear of the dwelling, and lacks sufficient architectural interest to warrant retention, making its demolition accept…
General Policy 2
Requires development to respect site/surroundings in siting, scale, form, design; not adversely affect landscape/townscape, amenities, or road safety. Officer confirmed proposals meet all criteria (a-n), with subordinate extensions screened from public view and traditional finishes.
Environment Policy 1
Protects countryside from adverse effects unless overriding need. Demolition and extensions deemed not to adversely affect countryside character due to screening and subordinate scale.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Proposals preserve character; garage extension improves visual amenities by replacing low-pitched roof with appropriate design.
Environmental Policy 39
Presumption to retain positive contributors to Conservation Areas. Annexe not of sufficient interest; demolition acceptable considering condition, repair costs, retention efforts, and replacement merits.
Housing Policy 15
Extensions to traditionally styled countryside properties must respect proportion/form/appearance; exceptional for >50% floorspace increase. Extensions add 35-53% (below threshold); respect existing classical design.
Time limit
The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent. Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
No objection subject to condition. Roosts unaffected by demolition; recommend bat checks and bird collision measures on balustrades (resolved by Glaspro glass confirmation).
DEFA Ecosystem Policy Team has no objection to the proposals subject to conditions related to bat checks and bird collision prevention on glass balustrades.
Key concern: presence of two legally protected bat roosts requiring pre-demolition checks
DEFA Ecosystem Policy Team
Conditional No ObjectionNo objection subject to condition.; we would encourage the applicants to be vigilant and make thorough checks for bats in and around the building prior to demolition commencing... Should bats, or evidence of bats... be found at any point, then the works must stop and advice be obtained from the Ecosystem Policy Team on 651577.; Pipistrelle bats can enter holes measuring only 20mm by 15mm so even small holes should be investigated.
Conditions requested: 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 balustrades, is submitted to Planning and approved in writing. Measures could include use of etching, ultraviolet coatings or decals.
