9 July 2024 · Planning Committee
Old Primary School, Kionslieu Hill, Foxdale, Isle Of Man, IM4 3hb
The site is a prominent corner location in Foxdale within the settlement boundary, currently occupied by a former school house converted to a dwelling with a triple garage extension. The proposal involves full demolition and construction of two semi-detached dwellings, each with ground floor garage/store/porch/utility/…
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The principle of residential use was established by prior approvals for conversion of the old school house. The officer assessed that the replacement dwellings' size (18m wide, 20m deep, 10m ridge rea…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, not adversely affect character/amenity/road safety, provide parking/access, and mitigate environmental impacts. Officer assessed proposal compliant due to setbacks, materials, glazing to protect amenity, parking provision, and conditioned flood/biodiversity measures.
Environment Policy 4
Promotes biodiversity enhancement. Conditioned landscaping scheme including planting, invasive species eradication (Japanese knotweed), and bat boxes addressed this, providing enhanced habitat.
Environment Policy 10
Addresses flood risk. Site adjoins high surface water flood risk area; FRA mitigation measures (e.g. demountable barriers) conditioned prior to occupation and maintained lifelong.
Environment Policy 22
Protects residential amenity. Distances (25m to Archallagan Terrace, 8m to Mines Road), obscure/hi-level glazing, screened balconies ensured no overlooking/overbearing impact.
Environment Policy 26
Protects bats/species. Bat survey found no roost but potential; conditioned bat-friendly lighting and boxes mitigated impact and enhanced biodiversity.
Transport Policy 4
Requires safe access/visibility. Widened 5m access, 70m visibility splay (hedge trimmed), parking/turning spaces complied, per Highways no objection.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Materials approval
The development, hereby approved, shall be carried out using all external facing and materials as shown on the submitted plans, only. No new types of materials shall be added to the external elevations of the development, unless agreed beforehand in writing by DEFA Planning.
Parking and cycle storage
The vehicle parking spaces and secure cycle storage area shown provided for the development, hereby permitted, both within and outside the garage on Drawing No. 23 1754 03 Ground Floor Plan Proposed, shall be provided prior to the first occupation of the dwellings and shall thereafter be retained and made available for vehicle parking and secure cycle storage at all times.
Flood risk mitigation
Prior to the first occupation of the development, hereby permitted, the flood risk mitigation measures outlined in the Flood Risk Statement by Penketh Millar at the Old School House, Kioslieu Hill, Foxdale - stamped received on 6/6/24, shall be fully implemented, and shall thereafter be maintained for the lifetime of the development.
Bat measures
Prior to the first occupation of the development, hereby permitted, the details outlined in the Bat Survey and Evaluation Report was submitted by the applicants dated 18/2/24, shall be carried out in full in relation to the provision any external lighting which shall be bat friendly; and, in respect of the provision of Bat boxes. Once implemented, these measures shall thereafter be maintained for the lifetime of the development.
Landscaping scheme
Prior to the first occupation of the development, hereby approved, a Landscaping Scheme shall be submitted to and approved in writing by DEFA Planning. The Landscaping Scheme shall include details of all planting and sowing, including size, species and numbers of trees and plants, ground preparation, management and maintenance, as well as methods to eradicate any invasive species that may be present (Japanese Knotweed). All planting, seeding, and earth works comprised in the approved details of landscaping shall be carried out in the first planting and season (November - March) following the substantial completion of the development whichever is the sooner, and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
no significant negative impact upon highway safety, network functionality and/or parking as it is a modest increase in use of the existing access, subject to access, parking and layout on approved plans being implemented before first occupation
Do not oppose subject to conditions on flood mitigation measures
Ecosystem Policy Officer recommends bat surveys and Japanese knotweed checks before determination; Highway Services, Flood Risk Management, and MUA Drainage have no objections subject to conditions; Patrick Parish Commissioners raise concerns over external finish but no formal objection.
Key concern: bat roost potential requiring surveys prior to determination
Ecosystem Policy Officer (DEFA)
Conditional No ObjectionThe Ecosystem Policy Team therefore recommend that a preliminary assessment for roosting bats is undertaken on the building by a suitably qualified ecological consultancy.; Bat surveys should be undertaken in accordance with the Bat Conservation Trusts Bat Surveys for Professional Ecologists - Good Practice Guidelines (3rd Edition 2016).; no works to commence unless a Japanese knotweed avoidance and eradication plan has been provided to Planning and approved in writing.
Conditions requested: preliminary assessment for roosting bats by qualified ecological consultancy and report with mitigation measures submitted prior to determination; Japanese knotweed avoidance and eradication plan provided and approved in writing before works commence; if hedge removed, replant with native hedge, remove outside nesting bird season (March-August), use responsible methods to avoid knotweed spread
Highway Services HDC (DOI)
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as it is a modest increase in use of the existing access, subject to access, parking and layout on approved plans being implemented before first occupation of the dwellings.
Conditions requested: access, parking and layout on approved plans being implemented before first occupation of the dwellings
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionDNOC; We propose that the mitigation measures (4.0) in the Flood Risk Assessment be conditioned.
Conditions requested: mitigation measures (4.0) in the Flood Risk Assessment be conditioned; demountable flood barriers stored within easy access of the door to be protected
MUA Drainage
Conditional No Objectionwe have no separate surface water drainage in the area... we will not allow the SW into the combined system. Please can you confirm how SW will be discharged?
Conditions requested: confirm how surface water will be discharged
Patrick Parish Commissioners
No CommentThe Commissioners have concerns over the external finish.
