13 July 2022 · Delegated - Head of Development Management (Stephen Butler)
Squeen Lodge, Station Road, Ballaugh, Isle Of Man, IM7 5ah
The proposal at Squeen Lodge, a modernised single-storey detached dwelling in Ballaugh, involves replacing an existing rear rooflight with a flat-roofed dormer window serving a staircase landing and building a 22sqm summerhouse at the rear.
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The officer assessed the proposal against General Policy 2 of the Isle of Man Strategic Plan 2016, concluding it accords with the policy and Residential Design Guide 2021 as it has 'no unacceptable ad…
General Policy 2
GP2 permits development in accordance with land-use zoning if it respects site/surroundings in siting, scale, design; avoids adverse impacts on amenities, flood risk, trees, highways, and provides satisfactory standards. The officer tested the rear dormer and summerhouse against criteria (b), (c), (g), (h), (i), (l), finding them compliant due to subordinate scale, rear location minimising public visibility, no overlooking from site features, conditioned flood level, and tree registration. No tensions noted as all consultee concerns were resolved.
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.
Summerhouse floor level
The Finished Floor Level of the summerhouse hereby approved shall be 28.375m Douglas02 and shall be retained thereafter. Reason: In the interest of flood risk.
no highway implications
no ecology concerns
Now the tree is registered, I feel that will provide adequate protection from future pressures, so the Directorate has no objections
no objection following clarification of floor level
Neighbour objects to the summerhouse due to boundary inaccuracy, tree proximity risks, drainage, power lines, and flooding; DEFA Arboricultural Officer initially objects but later has no objection after tree registration; other statutory consultees raise no objections.
Key concern: Inaccurate site plans showing boundary encroachment on adjacent property
Owner of The Squeen (Redacted)
ObjectionI cannot support this application in its present form and must object; But I would have no objection to a genuine summerhouse being constructed in a more appropriate position on the higher ground to the rear (East)
DEFA Arboricultural Officer (Charles Harrison)
No ObjectionNow the tree is registered, I feel that will provide adequate protection from future pressures, so the Directorate has no objections
DEFA Ecosystem Policy Officer (Sophie Costain)
No CommentForestry should be given time to view and comment on this application and further arboricultural information may be required prior to determination
DOI Flood Risk Management Division
Conditional No ObjectionDNOC
DOI Highways Division
No ObjectionNo Highways Interest
