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                                                 25/90481/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 25/90481/B Applicant : Mr Gordon Crowe Proposal : Replacement of existing roman roof tiles with flat roof tiles Site Address : 19 Baldrine Park Baldrine Isle Of Man IM4 6DD

Principal Planner: Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 10.06.2025 __

Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions

C 1. 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.

N 1. The applicant is advised that thorough checks for bats must be made prior to roof works, which will require all external holes and the roof void, to be investigated. As well as bats, signs to look out for indicating that bats are/have been present include droppings and piles of moth wings.

Bats can roost in buildings at any time of the year and therefore checks should be made whatever time of year the work is planned for. Bats are able to enter even the smallest holes. Pipistrelle bats can enter holes measuring only 20mm by 15mm so even small holes should be investigated.

Bats are listed on Schedule 5 of the Wildlife Act 1990; they are protected by law and it's an offence to intentionally or recklessly: o kill, injure or take a bat; o damage or destroy, or obstruct access to, any structure or place which bats use for shelter or protection; o disturb any bat while it is occupying a structure or place which it uses for that purpose. The maximum penalty that can be imposed is a fine up to £10,000.

If bats, or evidence of bats, are discovered while work is being undertaken, all work must stop and advice be sought from the DEFA Ecosystem Policy Team 01624 651577, or from the Manx Bat Group Help Line 07624 366177.

This application has been recommended for approval for the following reason.

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                                                 25/90481/B
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Overall, the proposed works would have no significant impacts to residential amenities nor public amenities to warrant a refusal. It is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan 2016 and the Residential Design Guide 2021

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 14.05.2025. __

Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal:

None __

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site represents the residential curtilage of 19 Baldrine Park which is an existing detached dwelling situated on the western side of Baldrine Park. The property backs onto The Manx Electric Railway and the A2 to Laxey to the west, with the property located on a relatively large plot, which comprises a pitched roof bungalow with adjoining garage.

2.0 THE PROPOSAL 2.1 Planning approval is sought for the replacement of existing roman roof tiles with flat roof tiles.

3.0 PLANNING POLICY 3.1 Site Specific 3.1.1 The application site is located within an area identified as being Predominantly Residential on the Area Plan for the East (Map 4 - Douglas), and the site is not within a Conservation Area. The site is not within a flood risks area. As such, the following parts of the Strategic Plan are relevant:

3.2 National: STRATEGIC PLAN (2016) a. General Policy 2 - 'Development Control' considerations. b. Paragraph 8.12.1 - General presumption in favour of extensions to existing properties (excluding Conservation Areas or Registered Buildings). d. Strategic Policy 3 - Development to safeguard character of existing towns and villages. e. Strategic Policy 5 - Design and visual impact. g. Environment Policy 42 - character and need to adhere to local distinctiveness. k. Environment Policies 10 and 13 - Development and flood risk.

4.0 OTHER MATTERIAL CONSIDERATIONS 4.1 The Residential Design Guide (July 2021) also contains guidance in Sections 2.0 on sustainable construction, Section 3.1 on Local Distinctiveness, 4.0 on Householder Extensions, while Section 7.0 deals with Impact on Neighbouring Properties.

5.0 PLANNING HISTORY 5.1 The application site been the subject of previous planning applications; however, none are considered relevant in the determination of this application.

6.0 REPRESENTATIONS 6.1 Copies of representations received can be viewed on the government's website. This report contains summaries only.

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                                                 25/90481/B
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6.2 Forestry (DEFA) comment (19.05.20205); "Thank you for consulting with us and we have now had an opportunity to make a cursory review of the proposal. and have the following comments.

There are no registered trees impacted and it would appear that the likely construction would have little impact upon any retained trees.

As such we have no objection at this juncture to this proposal in its current form."

6.3 Ecosystem Policy Team (DEFA) comment (06.06.2025); "General Stance No objection

Detailed Comments The Ecosystem Policy Team have records of bat roosts in 2 other properties in Baldrine Park, though we have no records from no. 19. The construction and height of the building makes bats less likely. However, the presence of bats cannot be ruled out.

Though the Ecosystem Policy Team are not requesting a formal assessment here, the applicant is advised that thorough checks for bats must be made prior to roof works, which will require all external holes and the roof void, to be investigated. As well as bats, signs to look out for indicating that bats are/have been present include droppings and piles of moth wings.

Bats can roost in buildings at any time of the year and therefore checks should be made whatever time of year the work is planned for. Bats are able to enter even the smallest holes. Pipistrelle bats can enter holes measuring only 20mm by 15mm so even small holes should be investigated.

Bats are listed on Schedule 5 of the Wildlife Act 1990; they are protected by law and it's an offence to intentionally or recklessly: o kill, injure or take a bat; o damage or destroy, or obstruct access to, any structure or place which bats use for shelter or protection; o disturb any bat while it is occupying a structure or place which it uses for that purpose. The maximum penalty that can be imposed is a fine up to £10,000.

If bats, or evidence of bats, are discovered while work is being undertaken, all work must stop and advice be sought from the DEFA Ecosystem Policy Team 01624 651577, or from the Manx Bat Group Help Line 07624 366177."

7.0 ASSESSMENT 7.1 The key issue to considerer in the assessment of this planning application is: i. The Visual impact of the proposal on the existing dwelling and immediate locality.

7.2 CHARACTER AND APPEARANCE (GP2, STP 3 & 5, & EP 42) 7.3 In terms of the impact of the proposed works on the existing dwelling, it is considered that the design of the new roof tiles would follow the architecture of the existing dwelling. Therefore, it is considered that the proposed works on the property will have negligible impacts upon the character of street scene and locality as a whole.

8.0 CONCLUSION 8.1 Overall, the proposed works would have no significant impacts to residential amenities nor public amenities to warrant a refusal. It is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan 2016 and the Residential Design Guide 2021 and therefore it is recommended that the application be approved.

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                                                 25/90481/B
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9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.

9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.

9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.

9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal. __

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made : Permitted

Date: 10.06.2025

Determining Officer

Signed : J SINGLETON

Jason Singleton

Principal Planner

Customer note

This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/ customers and archive record.