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25/90953/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90953/B Applicant : Department Of Infrastructure Proposal : Removal of chimney stacks and parapet detail to the gable walls Site Address : 1,2,3,4,18,19,20,21,22,27 And 28 Cronk Grianagh Estate Strang Douglas Isle Of Man IM4 4QP
Principal Planner: Chris Balmer Photo Taken : 24.10.2025 Site Visit : 24.10.2025 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.11.2025 __
Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
C 1. 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.
N 1. The applicants are advised that bats and their roost spaces (which have been confirmed in 8 properties within the Cronk Grianagh Estate) are legally protected under the Wildlife Act 1990, and this includes protection from reckless action. Works without suitable checks for bats would be considered reckless. The applicants shall undertake thorough checks for bats prior to the works taking place. Checks should be made in any gaps or crevices around the roof, such as the lead flashing around the chimneys or under any lifted or loose tiles, as well as inside the roof void. As well as bats, other signs to look out for include droppings or accumulations of moth wings.
Bats can roost in buildings at any time of the year and therefore checks should be made year- round. Bats are able to enter even the smallest holes. Pipistrelle bats can enter holes measuring only 20mm by 15mm so even small holes should be investigated.
Bats are listed on Schedule 5 of the Wildlife Act 1990; they are protected by law and it's an offence to intentionally or recklessly: o kill, injure or take a bat; o damage or destroy, or obstruct access to, any structure or place which bats use for shelter or protection; o disturb any bat while it is occupying a structure or place which it uses for that purpose.
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The maximum penalty that can be imposed is a fine up to £10,000.
If bats, or evidence of bats, are discovered while work is being undertaken, all work must stop and advice be sought from the DEFA Ecosystem Policy Team on 01624 651577, or from the Manx Bat Group Help Line on 07624 366177.
This application has been recommended for approval for the following reason. Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and Residential Design Guide 2021, having no significant impacts upon public or private amenities.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawing all received on 20.10.2025.
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Right to Appeal
None __
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The site represents the residential curtilages of Nrs 1, 2, 3, 4, 18, 19, 20, 21, 22, 27 And 28 Cronk Grianagh Estate, Strang, Douglas. The properties which form part of the Cronk Grianagh Estate which is made up of approximately 33 public sector houses located to the southwest of Braddan Road and south of the Strang Crossroads..
2.0 THE PROPOSAL 2.1 The planning application seeks approval for the removal of chimney stacks and parapet detail to the gable walls. 2.2 The applicants (Public Estates And Housing Division - DOI) have advised; "The remedial works proposed are deemed necessary to prevent ongoing water ingress issues at the dwellings. The Landlord has endeavoured to address the problems over recent years with attempted repairs; however they have been unsuccessful."
3.0 PLANNING HISTORY 3.1 The previous planning application on this site which is considered relevant in the determination of the current proposal; 3.2 Site development & creation of 33 public authority houses & assoc. works - 90/04214/B
4.0 PLANNING POLICY 4.1 The application site is within an area zoned as Predominantly Residential under the Area Plan for the East 2020. The site is not within a Conservation Area. 4.3 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically relevant to the assessment of this current planning application: 4.4 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
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25/90953/B
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(c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption." 4.5 Residential Design Guide 2021
5.0 REPRESENTATIONS 5.1 Ecosystem Policy Team comments (12.11.2025); "General Stance No objection
Detailed comments o The Ecosystem Policy Team do not have records of bats within the properties covered by this application, but legally protect bat roosts, some of which have been determined to be maternity roosts, have been confirmed in 8 properties within the Cronk Grianagh Estate, all of these roosts are attributed to Leisler's bats Nyctalus leisleri. o The presence of multiple other nearby roosts, as well as the location of the properties adjacent to areas of broadleaved woodland, lines of trees and near a river corridor, increases the likelihood of bats being present. However, each of the properties in which bat roosts have been found previously have a particular roof design, which is not present on these properties. o The Ecosystem Policy Team are therefore not requesting a formal assessment for bats, but we advise the applicants that they must undertake thorough checks for bats prior to the works taking place. Checks should be made in any gaps or crevices around the roof, such as the lead flashing around the chimneys or under any lifted or loose tiles, as well as inside the roof void. As well as bats, other signs to look out for include droppings or accumulations of moth wings. o If bats, or evidence of bats, are discovered while work is being undertaken, all work must stop and advice be sought from the DEFA Ecosystem Policy Team on 01624 651577, or from the Manx Bat Group Help Line on 07624 366177.
Additional Information o Bats and their roost spaces are legally protected under the Wildlife Act 1990, and this includes protection from reckless action. Works without suitable checks for bats would be considered reckless. o Bats can roost in buildings at any time of the year and therefore checks should be made year-round. Bats are able to enter even the smallest holes. Pipistrelle bats can enter holes measuring only 20mm by 15mm so even small holes should be investigated.
Bats are listed on Schedule 5 of the Wildlife Act 1990; they are protected by law and it's an offence to intentionally or recklessly: o kill, injure or take a bat;
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o damage or destroy, or obstruct access to, any structure or place which bats use for shelter or protection; o disturb any bat while it is occupying a structure or place which it uses for that purpose. The maximum penalty that can be imposed is a fine up to £10,000."
6.0 ASSESSMENT 6.1 The key issue to considerer in the assessment of this planning application is the potential impacts upon the visual amenities of the street scene. POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE 6.2 In relation to the removal of the chimney stack; chimneys can play an important role in the overall design and character of the street scene and to lose chimneys in some areas can result in a detrimental impact upon the visual amenities to the street scene and upset the appearance of the locality. However, in this case the design and appearance of the stacks proposed to be removed does not have significant architectural interest to warrant its retention. The area is also not within a Conservation Area. Accordingly, this aspect of the proposal is considered acceptable. 6.3 The gable alterations to the front/side elevations are rather minor architectural alterations to what currently exists and could be considered to result in less interesting dwellings/street scene. However, it is not considered the loss is so significant to warrant a refusal, especially given the issues of water ingresses which according to discussions with the applicants structural engineer are the cause of the issues and their removal will rectify the issue, beneficial to the occupants of the dwellings.
7.0 RECOMMENDATION 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and Residential Design Guide 2021, having no significant impacts upon public or private amenities. 7.2 As such the planning application is recommended for approval.
8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). 8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria. 8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative. 8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
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25/90953/B
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I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted
Date: 19.11.2025
Determining Officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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