25 April 2022 · Delegated - Head of Development Management (Stephen Butler)
East Ballabane, Smeale, Andreas, Isle Of Man, IM7 3eb
The proposal involves demolishing the existing pitched roof conservatory and building a new single-storey extension off the southern gable of the two-storey detached farm cottage. The extension has a footprint of 4960mm x 3950mm, a 25-degree slate pitched roof with two Velux windows, rendered and painted walls to match…
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The officer assessed the visual impact, finding the single-storey extension acceptable in size, height, and appearance as it is proportionate to the gable elevation and matches the existing dwelling w…
General Policy 2
Requires development to respect site and surroundings in siting, layout, scale, form, design; not adversely affect landscape character or local amenities. Officer assessed the extension's modest scale, matching materials, and screening, finding it compliant with sections (b), (c), and (g).
General Policy 3
Restricts development outside zoned areas except for specified exceptions like essential housing or rural replacements. Given the householder nature as an extension to an existing rural dwelling, it was considered appropriate despite open space zoning.
Environment Policy 1
Protects countryside from adverse effects unless overriding need. The minor extension was deemed not to adversely affect the countryside due to its scale and containment within the curtilage.
Housing Policy 15
Extensions to countryside properties must respect proportion, form, and appearance; limited to 50% of existing floorspace. The proposal was found to respect the existing traditionally styled property.
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
DEFA Biodiversity requests an advisory note on bats due to proximity of a known roost but does not require surveys; DOI Highways has no highways interest.
Key concern: active bat roost in the grounds of East Ballabane
DEFA Biodiversity
Conditional No ObjectionThe Ecosystem Policy Team are aware that there is an active bat roost in the grounds of East Ballabane.; We do not believe that bat surveys are required in this instance but request that the following advisory note is included on the approval notice.; Conservatories are not a favoured or usual bat roosting location. However, bats have found in conservatories in the past and could be present in crevices between the conservatory and house or under the lead flashing in this case, though the probability is considered low.
Conditions requested: include advisory note on the approval notice: 'Bats are listed on Schedule 5 of the Wildlife Act 1990. It is an offence to intentionally or recklessly kill, injure or take, or to damage or destroy, or obstruct access to, any structure or place bats use for shelter or protection, or to disturb bats while they occupy a structure or place which they use for that purpose. Thorough checks for bats should be made in any cracks and crevices prior to alteration of the conservatory. If bats or evidence of bats is found the DEFA Ecosystem Policy Team (651577) or Manx Bat Group Helpline (366177) should be contacted.'
DOI Highways Division
No ObjectionNo Highways Interest; NHI on 03.12.2021
