19 July 2022 · Planning Committee
Thurlby Cottage, Ballagawne, Ballabeg, Castletown, Isle Of Man, IM9 4hl
The site is Thurlby Cottage in Ballagawne, Ballabeg, a traditional stone-built crofters cottage within about 1 acre of large grounds enclosed by mature trees, shrubs, and a 1m high Manx stone boundary wall, located in open countryside opposite a road junction.
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Although in open countryside where there is a general presumption against development (EP1, GP3), the principle of extending a traditional property is acceptable under Housing Policy 15, provided it r…
Housing Policy 15
Requires extensions to traditional countryside properties to respect proportion, form, and appearance, with 50% floor area increase as guide only. Officer found 105% increase acceptable as renovation enhances original character, extension is subordinate via setback, dark finishes, and screening, providing betterment over existing poor extensions.
Environment Policy 1
Protects countryside from adverse development unless overriding need. Extension and garage do not harm landscape character due to site enclosure by trees/wall, 8.1m highway setback, dark contrasting design reducing visibility, and overall betterment.
Environment Policy 3
Protects woodland/trees with amenity value. DEFA Arboricultural no objection with AMS condition; protects retained trees per Tree Protection Plan.
Environment Policy 4
Protects ecology/important habitats. Bat survey confirmed no bats or impact; no further DEFA concerns.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Arboricultural Method Statement
Prior to the commencement of the development hereby approved an Arboricultural Method Statement (AMS), adhering to the recommendations of BS5837:2012 (Trees in relation to design, demolition and construction - recommendations), shall be submitted to and approved in writing by the Department. The AMS should confirm what protection measures are going to implemented, how and when they are they are going to be implemented, and how arboricultural site monitoring will take place throughout the construction process, in sufficient detail to provide a high level of confidence in the outcome for retained trees. The agreed protection measures and construction methods shall be adhered to in full.
Tree protective measures installation
Prior to the commencement of the development hereby approved, the protective measures detailed in the Tree Protection Plan (Drawing No. OTP-100222) and Arboricultural Method Statement approved under 2 above shall be fully installed and implemented and retained for the duration of the construction process.
Tree retention and protection
No retained tree identified on Drawing No. TR-100222 shall be cut down, uprooted, destroyed, or damaged in any manner during the development phase and thereafter within 5 years from the date of occupation of the building for its permitted use, other than in accordance with the approved plans and particulars. In the event that retained trees become damaged or otherwise defective during the construction phase due to events outside of the applicant's control the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented.
Materials approval
All external facing and roofing materials shall remain as shown on the plans and specified within the list of external finishes on the Planning Statement, and submitted Drawing Nos. 21 1512 /03 and 21 1512, received 15 February 2022. No new types of materials shall be added to the external elevations of the development, hereby approved.
No further dwelling extensions
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
No further garages/free-standing buildings
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no garages or other free standing buildings shall be erected within the curtilage of the dwelling hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
No garden sheds/summerhouses
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no garden sheds or summerhouses shall be erected or placed within the curtilage of the dwelling hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
Do not oppose
Do not object, recommend Arboricultural Method Statement condition
Support the application
Multiple consultees including DOI Highways, DEFA Forestry, Ecosystem Policy, and Arbory and Rushen Parish Commissioners raised no objections to application 22/00182/B, with some requesting bat surveys and arboricultural method statements via conditions; all concerns were subsequently addressed.
Key concern: potential of this property to contain a bat roost
DOI Highways
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; Note that the internal dimensions of the garage are under the recommended size of 6 x 6m, but would remain suitable for the parking of two cars or storage. There is exterior space available to meet the IOM Strategic Plan car parking standards of two spaces.
DEFA Forestry
Conditional No ObjectionTree removal is limited to category C trees.; Retained trees are subject to adequate protection measures.; Retained canopy cover at the property is extensive.; Due to the proximity of T13 to the completed development, there is likely to be future pressure to prune or remove the tree. As it is a category C tree, however, the Department would not be opposed to its removal so is not concerned about increasing pressures.
Conditions requested: Prior to the commencement of the development hereby approved an Arboricultural Method Statement (AMS), adhering to the recommendations of BS5837:2012 (Trees in relation to design, demolition and construction - recommendations), shall be submitted to and approved in writing by the Department.
Ecosystem Policy Officer
Conditional No ObjectionThe property is located in an area of open countryside, close to a river corridor surrounded by areas of semi-natural habitat including marshy grassland and scrub which increases the likelihood of bats being present.; Pipistrelle bats can enter holes measuring only 20mm by 15mm.; The presence of bats will not prevent the property from being altered but provision must be shown for their ongoing protection.
Conditions requested: preliminary assessment to look at the potential of this property to contain a bat roost, is undertaken by a suitably qualified ecological consultant, prior to determination of this application
DEFA Biodiversity
No ObjectionThe Ecosystem Policy Team can confirm that the Manx Bat Group’s Bat Survey Report for Thurlby Cottage dated 27 June 2022, is all in order and a suitable level of assessment has been undertaken.; The assessment concluded that the property is not being used by bats and no further surveys are required.; However, care should still be taken to look for bats and signs of bats during the work and if bats are found or suspected then the works must stop and a member of the Ecosystem Policy Team or the Manx Bat Group contacted for advice on how to be proceed.
Arbory and Rushen Parish Commissioners
SupportThe following applications were supported. ... b) 22/00182/B Thurlby Cottage, Ballagawne, Ballabeg. Alterations an erection of extension to existing dwelling and erection of a detached garage.
Arbory and Rushen Parish Commissioners
SupportThe following applications, amendments and additions were supported by the Board. ... g) 22/00182/B Thurlby Cottage, Ballagawne, Ballabeg. Amended plans - bat survey.
