8 February 2024 · Acting Head of Development Management (Abigail Morgan)
Clyeen, Douglas Road, Kirk Michael, Isle Of Man, IM6 1au
The proposal involves demolishing an existing south-eastern extension (lounge, store, gallery with hipped bay window) at the detached countryside dwelling Clyeen and replacing it with an enlarged extension providing a larger lounge, staircase, and gallery above, plus a 4m deep raised timber deck balcony off the south-w…
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The proposals represent a very modest uplift in floor area and allow a more holistic, integrated form on the south-eastern corner, improving the overall character and appearance of a property extended…
General Policy 2
Requires general development considerations including design and visual impact (b) and (c). Officer assessed the extension's high-quality design, form, massing, and materials as compliant, improving the property without landscape harm due to screening.
Housing Policy 15
Extensions to traditional styled properties in countryside permitted if high quality design, not detracting from countryside character; only exceptionally over 50% floorspace. Relevant as property once traditional but now non-traditional; modest uplift deemed suitable.
Housing Policy 16
Extensions to non-traditional styled properties in countryside if high quality, not detracting from character/appearance, nor increasing visual impact in public realm. Proposals comply by improving integration and form without public visibility.
General Policy 3
Exceptions to countryside development; proposals do not fit defined exceptions but justified via Housing Policies 15/16 for dwelling extensions.
Spatial Policy 5
Development in countryside only per GP3; extension allowed under housing policies.
Environment Policy 1
Protection of countryside; no material impact due to enclosure.
Environment Policy 2
Development in AHLV; screened site means no harm.
Strategic Policy 1
Efficient use of land; listed as pertinent but not detailed in assessment.
Strategic Policy 2 - Priority for new development to identified towns and villages
Priority to towns/villages; countryside site but extension permitted.
Spatial Policy 5
Design and visual impact; high quality design compliant.
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.
No highways interest (21.07.23)
No formal assessment for nesting or roosting birds required; advise bat checks during works, following additional information submitted
DEFA Biodiversity initially requested more information on bat roosting potential but after receiving photos concluded no formal assessment is required and provided working precautions; DOI Highway Services has no interest in the application.
Key concern: Need for care during works to avoid disturbing bats
DEFA Biodiversity
Conditional No ObjectionBased on the information in the attached document, the Ecosystem Policy Team do not believe that a formal assessment for nesting birds or roosting birds is required.; 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 and their roost spaces are protected under the Wildlife Act 1990.
Conditions requested: Thorough checks for bats before and throughout work, including external holes, bat droppings and staining; Tiles should be removed by hand and lifted off directly, not levered; If bats or evidence discovered, all work must stop and advice sought from DEFA Ecosystem Policy Team 01624 651577 or Manx Bat Group 07624 366177
DOI Highway Services HDC
No Comment23/00776/B - NHI
