5 March 2024 · Delegated - Head of Development Management (Stephen Butler)
Lily Cottage, Queens Terrace, Ballacannell, Laxey, Isle Of Man, IM4 7he
The proposal at the two-storey end-terrace dwelling Lily Cot involved demolishing the existing lean-to rear utility room and replacing it with a two-storey extension projecting 2.2m from the rear, 5.5m wide, 6m ridge height, finished in grey slate roof and smooth render walls with white uPVC windows.
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The officer concluded the proposal accords with General Policy 2, Environment Policy 42, and Transport Policies 6 and 7 of the IOM Strategic Plan 2016, and Residential Design Guidance 2021, as it woul…
General Policy 2
Requires development to respect site and surroundings in siting, layout, scale, form, design, and landscaping. Officer assessed proposal against visual impact on street scene, neighbour amenity, highway safety, biodiversity, and drainage; found compliant as porch and parking alterations fit local character with existing similar features, rear extension matches materials and avoids public views, no amenity harm due to topography, and access/drainage meet standards.
Environment Policy 42 - character and need to adhere to local distinctiveness
Protects character and requires adherence to local distinctiveness. Assessed for rear extension design and materials (grey slate, smooth render) respecting existing dwelling; front works in keeping with terrace; no adverse street scene impact as boundary breaks common.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Concerns highway safety and access. Proposal provides visibility splays matching vicinity, on-site parking for two vehicles, and wide access with pedestrian provision; accepted by DOI Highways.
Transport Policy 7
Parking provisions per Appendix A.7.6. New driveway meets off-street parking needs in constrained area, with bound surfacing and boundary heights conditioned.
Environment Policy 4
Protects biodiversity including protected species. Bat survey showed low potential and no evidence of roosts; DEFA confirmed no mitigation needed.
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.
Access and parking implementation
The access and parking areas approved as part of the scheme shall not be brought into use until the parking and access, including visibility, have been provided in accordance with drawing No. 02P rev 1 received 21 February 2024. The boundary treatments heights on the approved plan must be implemented before first use of the driveway. The parking and turning area shall not be used for any purpose other than the parking and turning of vehicles associated with the dwelling, and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Pre-commencement drainage details
Prior to the commencement of the development hereby approved, the drainage details at site entrance, and details for drainage management and surfacing for the driveway shall be submitted to and approved in writing by the Department. Surface water runoff from the new driveway must drain into the existing private surface water drain and not onto the public highway. The surfacing of the driveway must be of consolidated and bound material. The development shall not take place other than in accordance with the agreed details and shall be permanently retained thereafter in accordance with the approved scheme. Reason: In the interests of highway safety.
do not oppose (DNOC) subject to conditions on boundary treatments and driveway construction
accept proposed drainage provided a two pipe system separating foul and surface water
Bat Report in order, no evidence of roosting bats, no mitigation required but advise hand-lifting ridge tiles; stop work if bats found
no objections
Highway Services initially raised concerns over boundary wall heights affecting visibility but later issued conditional no objection after revisions; DEFA Ecosystem Policy required and later accepted bat surveys confirming no roost; Manx Utilities required separation of foul and surface water drainage.
Key concern: boundary wall heights exceeding 1m affecting highway visibility
Highway Services HDC
Conditional No ObjectionAlthough the visibility splay is not to Manual for Manx Road standards, the creation of a driveway is welcomed as it encourages parking off-street; the proposed site layout plan should be amended to take account of the above
Conditions requested: A S109 highway agreement will be required for the proposed vehicular access onto the adopted highway
Highway Services HDC
Conditional No Objectionthe HDC comments of 15 Dec 2023 are still revelant
Highway Services HDC
Conditional No Objectionthe revisions addresses comments made by HDC on 15 Dec 2023 and therefore do not oppose (DNOC) the application subject to conditions on permission
Conditions requested: the boundary treatments heights on the approved plan must be implemented before first use of the driveway; the driveway must be built as per approved plan before first use of the driveway and be of bound and consolidated material; A S109 highway agreement will be required for the proposed vehicular access onto the adopted highway
DEFA Ecosystem Policy Officer
Conditional No ObjectionNo information has been provided with this application about the age and condition of the property. However, we believe that Lily Cot is a fairly old cottage with a slate roof, located close to an area of broadleaved woodland, dense scrub and multiple likely commuting and feeding routes for bats
Conditions requested: a preliminary assessment for roosting bats is undertaken on the building by a suitably qualified ecological consultancy; A report detailing the findings of the preliminary assessment and any additional surveys, alongside appropriate avoidance and mitigation measures, to ensure that bats are protected during and after development, should be submitted to Planning prior to determination of the application; Survey reports should be submitted prior to determination of this application
DEFA Ecosystem Policy Officer
No ObjectionThe Manx Bat Group’s Bat Report for Lily Cottage dated January 2024, is all in order and that a suitable level of assessment has been undertaken; The Manx Bat Group found no evidence of bats within the building and determined that roosting bats were not present, therefore mitigation for bats is not required
Conditions requested: remove the ridge tiles by hand and lift them off directly, not lever or compress them, to avoid potential harm to bats which may be present underneath; Should bats or evidence of bats be found before or during the work then the work must stop and advice be obtained from the Ecosystem Policy Team
Manx Utilities Authority
please be advised we will require a 2 pipe system around the property to separate the F & SW before it is discharged into the combined system
Conditions requested: we will require a 2 pipe system around the property to separate the F & SW before it is discharged into the combined system; confirm that the drainage will be designed as per my email below
Manx Utilities Authority
Conditional No ObjectionManx Utilities Authority has assessed the above planning application and would like to advise you that the Authority has no objection to the application subject to the following condition/s
Conditions requested: There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of Manx Utilities and the Sewerage Act 1999; The proposed dwelling must be connected to the public sewer(s) in a manner acceptable to Manx Utilities. All drainage works must conform to the requirements of “Manx Sewers for Adoption”, any necessary CCTV surveys are to be carried out at the developer’s expense; 1 communication fee will be payable to Manx Utilities Authority in respect each property being connected (directly or indirectly) to the public drainage system
DOI Highways Drainage
DOI Highways Drainage has asked that you provide information to demonstrate that surface water runoff would be prevented from going onto the public highway, to ensure that the development does not contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads
Garff District Commissioners
No Commentthe Commissioners’ views on the following applications will be submitted on the 11th January 2024 following their next meeting
