14 May 2025 · Head of Development Management (Stephen Butler); issued by Director of Planning and Building Control (J Chance)
Silverdale House, Silverdale Road, Ballasalla, Isle Of Man, IM9 3ds
The proposal at Silverdale House, a registered building in a conservation area, involved demolishing an existing rear annexe and building a two-storey rear extension linked to a new first floor over the garage, plus a dormer window.
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The officer assessed the proposal against the Isle of Man Strategic Plan policies, finding it compliant with General Policy 2 as it respected the site's surroundings in scale, form, and design without…
General Policy 2
Requires development to respect site/surroundings in siting, scale, form, design; not adversely affect landscape/townscape, amenities, habitats, highways, or services. Officer found proposal compliant as extensions were subordinate, screened by landscaping, traditional in public views, with no amenity/highway/ecology harm after conditions.
Environment Policy 1
Protects countryside from adverse development unless overriding need. Site is residential in conservation area but borders countryside; officer concluded no adverse countryside impact due to screening, subordinate scale, and setback position.
Environment Policy 35
Permits only development preserving/enhancing conservation area character. Proposal preserves character via traditional form/proportions, subordinate extensions, and garage improvements, despite increased built form.
Housing Policy 15
Extensions to countryside traditional properties limited to 50% floorspace increase, respecting proportion/form. Extensions added 97sqm to 225sqm base (35%), or up to 53% including garage (below threshold at most); design respects existing classical style.
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.
Bird collision prevention
The glazed balustrades hereby approved and shown on drawing JTM2435-P-02 REV C shall be "Glaspro glass, or similar glass" which include ultraviolet reflective (UV) technology to prevent bird collisions. Reason: In the interest of preventing bird collisions.
Annex ancillary use only
The annex accommodation at first floor (above garage) of the proposal hereby approved works shall only be used in association with the main dwelling house "Silverdale House" and for purposes incidental to the use of main dwelling house "Silverdale House" as a single dwelling, for no residential/tourist purposes and only in accordance with the internal layout shown on plan JTM2435-P-02 REV C. Reason: The application does not propose to create separate units of accommodation within the site and has not been considered as such; the site is not designated for development nor for additional dwellings within the countryside; to prevent the accommodation being used as self-contained/tourist accommodation which is unrelated to the main dwelling house; avoiding any future fragmentation of the curtilage; and the living accommodation being used separately from the main dwelling house would result in a unacceptable level of overlooking of the occupants of this main dwelling house "Silverdale House".
Soakaway scheme
Prior to the commencement of any development a detailed soakaway scheme to deal with surface water shall be submitted in writing for approval by the Department and these approved details shall be fully adhered to and retained thereafter. Reason: In the interest of surface water provision and in the interest of neighbouring amenities.
no objection
no highway interest
no objection; drainage is private, encouraged separation of surface water
no objection subject to condition on bird collision prevention for balustrades; confirmed Glaspro glass acceptable
DEFA Building Control, Manx Utilities, DEFA Ecosystem Policy Team, and Malew Parish Commissioners provided consultation responses primarily on drainage, bat roosts, and bird collision risks, with no objections subject to conditions on surface water drainage and bird strike prevention.
Key concern: pre-demolition bat checks required due to known protected bat roosts
DEFA Building Control
Conditional No ObjectionBuilding control will look at the applicants application, using Part H1 from the 2014 Building Regulations. We have already spoke of the need to use soakaways for the surface water; a camera survey of the existing drain run will help everyone concerned
Conditions requested: use Part H1 from the 2014 Building Regulations for drainage assessment; percolation test required to prove ground suitability for soakaways
Manx Utilities
No ObjectionMU has no input into the operation or maintenance of the system; The applicant is however encouraged to ensure any surface water runoff from new impermeable hardstanding areas are not connected into this drainage system
DEFA Ecosystem Policy Team
Conditional No Objectionthorough checks for bats in and around the building prior to demolition commencing... Should bats, or evidence of bats... be found... the works must stop and advice be obtained from the Ecosystem Policy Team; installation of multiple clear glass balustrades which pose collision risks to birds in flight
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
Malew Parish Commissioners
No ObjectionMalew Parish Commissioners have no objections to the following planning applications. 24/91264/B
