13 January 2022 · Head of Development Management (Stephen Butler)
Crondall Veg, Ballamanagh Road, Sulby, Isle Of Man, IM7 2hd
The proposal involves alterations and single-storey extensions to the existing non-traditional dwelling at Crondall Veg in Sulby, including demolition of the sunroom, kitchen and covered courtyard, conversion of the garage to living accommodation, new extensions to the rear and side for a garage, kitchen and bedroom, a…
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The principal issue was the potential visual impact of the extensions to a non-traditional dwelling in the countryside. Housing Policy 16 states extensions to such dwellings will not generally be perm…
Housing Policy 16
HP16 states that the extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public. The officer assessed the side/rear single-storey extensions to this non-traditional, modern property and found them acceptable as they would have no or little visual impact due to existing screening from public views by mature landscaping.
Environment Policy 1
ENV1 protects countryside (land outside settlements or not designated for development) from development that adversely affects it unless overriding national need. The site is woodland not designated for development; officer found the resulting development would not harm the character and quality of the landscape due to screening and modest scale.
General Policy 2
GP2 permits development in accordance with zoning and other policies if it respects site/surroundings in siting, scale, design; does not adversely affect landscape character, amenities, wildlife/habitats, or road safety. Assessed implicitly as compliant given no adverse impacts noted on landscape, amenities, ecology (via condition), or highways.
Environment Policy 3
ENV3 prevents unacceptable loss/damage to woodland areas of amenity/conservation value. Officer noted Senior Arboricultural Officer had no objection to tree removal and approved protection for retained tree T6.
General Policy 3
GP3 restricts development outside zoned areas except specific exceptions including replacement of rural dwellings or previously developed land with buildings where redevelopment improves landscape. The existing dwelling qualifies as previously developed land in countryside; extensions improve appearance without increasing landscape impact.
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.
Bat assessment
No development shall commence until a preliminary assessment by a suitable qualified ecological consultancy for roosting bats has been submitted to and approved in writing by the Department. If the preliminary assessment identifies the property as suitable or if evidence of bats is found, then further bat surveys will be required and a report detailing the findings and appropriate mitigation measures to ensure their protection during and after development, should be submitted to Planning for written approval. The development shall not be carried out unless in accordance with the approved details to ensure the planning application is not invalidated. Reason: To provide adequate safeguards for the bats.
Tree protection fencing
No site works or clearance shall be commenced until protective fences as shown on drawing TS-171121 which conform with British Standard 5837:2012(or any British Standard revoking and re-enacting British Standard 5837:2012 with or without modification) have been erected as shown (T06). Unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for approved arboricultural or landscape works. Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.
do not oppose (16.12.2021)
recommend approval (07.01.2022)
does not object to the tree removal included in this proposal and the tree protection measures proposed for the retained tree, T6, are considered to be adequate (16.12.2021)
DEFA Biodiversity requests bat surveys prior to determination due to potential roost features; other consultees (Lezayre Parish Commissioners, DOI Highways, DEFA Forestry) raise no objections.
Key concern: potential bat roosts requiring preliminary assessment and possible further surveys prior to determination
DEFA Biodiversity
Conditional No ObjectionThe Ecosystem Policy Team would like to highlight the potential for bats at this property which could be impacted by the proposed works.; The Bat Conservation Trust Bat Survey Guidelines (3rd Edition) recommend that bats surveys are undertaken prior to the conversion, modification, demolition or removal of buildings located immediately adjacent to water and/or woodland.; We request that the survey reports are submitted prior to determination in line with best practise... The presence or absence of protected species... should be established before planning permission is granted.
Conditions requested: prior to determination of the application, a preliminary assessment for roosting bats be undertaken on the property by a suitable qualified ecological consultancy; if the preliminary assessment identifies the property as suitable or if evidence of bats is found, then further bat surveys will be required and a report detailing the findings and appropriate mitigation measures... should be submitted to Planning for written approval; survey reports are submitted prior to determination
Lezayre Parish Commissioners
SupportApproved Unanimous
DOI Highways Division
No ObjectionDo not oppose; After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking
DEFA Agriculture and Lands Directorate
No ObjectionThe Directorate does not object to the tree removal included in this proposal and the tree protection measures proposed for the retained tree, T6, are considered to be adequate.
