31 October 2022 · Delegated - Principal Planner (Jason Singleton)
Mill House, Old Castletown Road, Santon, Isle Of Man, IM4 1ex
The proposal involved an upwards extension to an existing cat slide extension at the rear of Mill House, a large traditional mill building located between New and Old Castletown Roads near the 'blackboards' hairpin corner in Santon.
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The officer assessed the proposal against Housing Policy 15 (HP15), which requires extensions to traditional dwellings to respect the proportion, form, and appearance of the existing property, normall…
Housing Policy 15
HP15 protects the traditional character of dwellings by requiring extensions to respect proportion, form and appearance, normally only approving those under 50% of original floor area. The officer found the extension, though under 50%, failed due to its large flat roof harming the traditional mill's quality.
General Policy 2
GP2 (b, c, g) requires development to respect site/surroundings in siting, layout, scale, form, design and landscaping, positively contributing to locality character. The flat roof and cladding were seen as having adverse visual impact, failing these standards.
Residential Design Guide 2021
Sections 4 and 7 guide extensions to be subordinate, with matching roof pitch/shape, lower ridge height and justified flat roofs via design statements. The proposal's flat roof lacked justification, becoming a 'local eyesore' on this sensitive traditional site.
No highways interest
Highway Services Division has no highways interest (NHI) in the application. Ecosystem Policy Officer raises concerns about potential bat roosts and recommends a preliminary bat assessment prior to determination.
Key concern: potential for legally protected roosting bats
Highway Services Division
No Objectionthere is no Highways HDC interest (NHI) in: 22/01116/B
Ecosystem Policy Officer
Conditional No Objectionit is our strong recommendation that an assessment for bats is undertaken prior to determination of this application; Bat Conservation Trust bat survey guidelines recommend that bat surveys are undertaken prior to the conversion or modification of all buildings located within, or immediately adjacent to woodland and or/water, and all pre 1914 buildings with gable ends or slate roofs; in order to comply with Environment Policy 4 and 5 of the Isle of Man Strategic Plan and the Wildlife Act 1990
Conditions requested: preliminary assessment for bats undertaken by a suitably qualified ecological consultant prior to determination; report detailing findings of preliminary assessment and any additional surveys, alongside appropriate avoidance and mitigation measures, submitted to Planning for written approval; bat surveys undertaken in accordance with the Bat Conservation Trusts Bat Surveys for Professional Ecologists - Good Practice Guidelines (3rd Edition 2016); survey report submitted prior to determination
