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25/90995/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90995/B Applicant : Mrs Helen Egleton Proposal : Proposed re-roofing and formation of new window/door openings Site Address : Lower Ballavarkish Grenaby Road Ballabeg Castletown Isle Of Man IM9 4HD
Planning Officer: Russell Williams Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 20.01.2026 __
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.
C 2. The development hereby approved shall be carried out in accordance with the materials as indicated on approved Drawing No. 03 - Proposed Plans Elevations and Section.
Reason: To ensure the use of materials appropriate to the development in order to safeguard the visual amenities of the area, in accordance with policy GP2 in the Adopted Isle of Man Strategic Plan (2016).
C 3. No development shall commence until a bat survey has been submitted to and approved in writing by the Department. The bat survey, shall identify impacts on bat species together with mitigation and enhancement measures, where appropriate, and shall include an ecological mitigation plan and timetable for its implementation. Thereafter, the approved mitigation and enhancement measures shall be fully completed prior to the first occupation of the dwelling hereby permitted.
Reason: To provide adequate safeguards for the bats.
C 4. No external lighting, including security lighting, shall be installed within the site other than in accordance with details that have previously been submitted to and approved in writing by
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the Department. The scheme shall accord with the recommendations outlined in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), or any subsequent version.
Reason: In order to mitigate potential harm to bats.
This application has been recommended for approval for the following reason. The proposed development respects the site and surroundings and will not cause any significant harm the character of the buildings or surrounding landscape and suitable protection for bats can be ensured through the imposition of conditions. Furthermore, while the proposals will result in a larger dwelling on the site, the design and appearance is considered to result in an enhancement to the site and its landscape setting such that the proposals are justified and in accordance with General Policy 2, Housing Policy 15 and 14 and Environment Policy 4 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped 22 October 2025:
01 Location and Existing Site Plans 02 Existing plans elevations and section 03 Proposed plans elevations and section Cladding Detail technical information
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
Arbory and Rushen Commissioners Support
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Officer’s Report
1.0 THE SITE
1.1 The application site comprises a detached two storey traditional dwellinghouse located northeast of Ballabeg village, within a countryside setting.
1.2 The dwelling is finished in stone walls and slate roof. To the east of the dwelling is a single storey stone barn with slate roof and to the west is a single storey car port with rendered walls and an asbestos corrugated sheet roof.
2.0 THE PROPOSAL
2.1 The application seeks planning permission for the following works:
o Re-roof dwelling with insulation added, 6 no. rooflights and new natural slates; o Close up rear porch doorway to create WC; o Remove rear window cill and create new doorway and new high level window to rear single storey element; o Closing up of existing barn doors to east elevation and formation of new doorway to west elevation of barn;
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o Re-roof barn with natural slates; o Re-roof carport with corrugated sheeting
3.0 PLANNING POLICY
3.1 The site lies within an area that is not designated for any particular purpose on the Area Plan for the South. The site is not within a Conservation Area or a Flood Risk Zone. The land is also linked to Map 2 Landscape Assessment Areas; that identifies site is within an area that is broadly classified as D8 or 'Incised Inland Slopes'.
3.2 General Policy 2 of the Strategic Plan is considered applicable, which 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; (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."
3.3 Housing Policy 15 states that "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."
3.4 Environment Policy 4 "Development will not be permitted which would adversely affect: (a) species and habitats of international importance: (i) protected species of international importance or their habitats; or (ii) proposed or designated Ramsar and Emerald Sites or other internationally important sites. (b) species and habitats of national importance: (i) protected species of national importance or their habitats; (ii) proposed or designated National Nature Reserves, or Areas of Special Scientific Interest; or (iii) Marine Nature Reserves; or (iv) National Trust Land. (c) species and habitats of local importance such as Wildlife Sites, local nature reserves, priority habitats or species identified in any Manx Biodiversity Action Plan which do not already benefit from statutory protection, Areas of Special Protection and Bird Sanctuaries and landscape features of importance to wild flora and fauna by reason of their continuous nature or function as a corridor between habitats.
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Some areas to which this policy applies are identified as Areas of Ecological Importance or Interest on extant Local or Area Plans, but others, whose importance was not evident at the time of the adoption of the relevant Local or Area Plan, are not, particularly where that plan has been in place for many years. In these circumstances, the Department will seek site specific advice from the Department of Agriculture, Fisheries and Forestry if development proposals are brought forward."
4.0 OTHER MATERIAL CONSIDERATIONS
4.1 The Residential Design Guide is a material consideration.
5.0 PLANNING HISTORY
5.1 There is no relevant planning history.
6.0 REPRESENTATIONS
6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows: Arbory and Rushen Commissioners - Support the proposals
DOI Highway Services - No comments.
Ecosystem Policy Team - Objection due to lack of information Detailed comments Details provided with the application indicate that the buildings (both house and barn) are old stone buildings with slate roofs, which are located in the middle of the countryside, with good connections via tree covered hedge banks to areas of semi-natural habitat and a known maternity bat roost, which increases the likelihood of bats being present. The proposed works to re-roof and install roof lights could result in the damage, destruction or disturbance of legally protected bats and/or bat roosts. The Ecosystem Policy Team therefore request that the applicant obtains a preliminary assessment for roosting bats by a suitably qualified ecological consultancy and submits a report detailing the findings, alongside appropriate avoidance and mitigation measures, to Planning prior to determination of this application. Should this assessment determine that further surveys are required, the results of these surveys should also be submitted prior to determination. Preliminary assessments for bats can be undertaken at any time throughout the year. However, if emergence/re-entry surveys to confirm bat roost presence are required then there are seasonal requirements (they need to be undertaken in the summer). Bat surveys are required to identify the species of bat utilising the property, their abundance and whether they are breeding and this will determine the mitigation required. Bat surveys should be undertaken in accordance with the Bat Conservation Trust's Bat Surveys for Professional Ecologists - Good Practice Guidelines, 4th edition (2024). Submission of survey reports prior to determination applications is in line with UK best practice guidelines, as referred to in Section 9.2.4 of the British Standard Biodiversity - Code of Best Practice for Planning and Development (BS 42020:2013), which states: "The presence or absence of protected species, and the extent to which they could be affected by the proposed development, should be established before planning permission is granted; otherwise all material considerations might not have been considered in making the decision. The use of planning conditions to secure ecological surveys after planning permission has been granted should therefore only be applied in exceptional circumstances, such as where original survey work will need to be repeated because the survey data might be out of date before commencement of development, etc."
Potential conditions:
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No works to commence unless a preliminary assessment for roosting bats alongside any additional surveys recommended by this assessment, have been undertaken by a suitably qualified ecological consultancy and a report/s details the findings have been submitted to Planning and approved in writing. Should bats be found, this must be accompanied by an ecological mitigation plan which details how the recommendations within the preliminary assessment, and any additional surveys, are to be implemented on site.
No external lighting to be installed unless a sensitive lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to Planning and approved in writing.
6.2 No representations have been received from members of the public.
7.0 ASSESSMENT
7.1 The key considerations in the determination of the application are the impact upon the character and appearance of the buildings and ecology.
IMPACT UPON CHARACTER AND APPEARANCE OF THE SITE
7.2 The proposed development will make minor changes to the external appearance of the building, all of which are considered to broadly reflect the existing appearance, albeit some new materials will be introduced to the roofs and new windows.
7.3 The alterations to a small number of windows and doorways will not unbalance the traditional appearance of the principal elevation to the dwelling, not its character. Similarly, the means of closing up the doorways to the detached barn is suitable, with existing doors being retained in situ. The proposed door does have an overly domestic appearance and so further details of the design will be subject to approval by condition to ensure the doors are more akin to a barn/stable doorway.
7.4 The re-roofing of the barn with new natural slates is acceptable and will not impact upon the character or appearance of the barn. Similarly, for health and safety reasons, replacing the asbestos roof to the car port with metal corrugated sheeting is acceptable in this setting.
ECOLOGY
7.5 Regarding ecology, it is noted that no assessment of the likely presence/absence of bats or birds has been submitted and such would cause conflict with Environment Policy 4 given the nature and location of the buildings. It is acknowledged that best practice guidance from the UK recommends that surveys are submitted prior to the determination of an application, but on the Island, there is no comparable legislation that prevents an application from being determined from a legal perspective. The Ecosystem Policy Team have objected due to a lack of bat surveys but have recommended conditions in the event of permission being granted.
7.6 A precautionary approach has been taken on the Island in the past, where the possibility of bats and birds being present has not be assessed. Given the scale and nature of the development proposed, it is considered appropriate in this instance to take the such an approach. Therefore, in order to ensure that suitable protection if given to bats and in order to assess the likely presence/absence of bats within the buildings, it is recommended that a pre- commencement condition be imposed, requiring the submission of a preliminary roost
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assessment report and any further recommended bat activity/emergence survey reports are submitted to and approved by the Department before any works commence on the site.
7.7 Such an approach will allow the presence/absence of bats to be confirmed and if they are found to be present within the site, then suitable mitigation measures can be agreed. Having regard to the above, it is considered that the development will have a limited impact upon bats and that subject to compliance with the recommended conditions, any impact upon bats can be suitably mitigated in order to maintain a favourable conservation status within the site. This approach will ensure the development complies with Environment Policy 4 and General Policy 2 (d) and the imposition of conditions aligns with the comments of the Ecosystem Policy Team.
OTHER MATTERS
7.9 The application will not result in any adverse impact upon highway safety and as a result of its location, the proposed development will not give rise to any unacceptable impacts upon residential amenity, flood risk or other matters of recognised planning importance and complies with relevant Strategic Plan policies in this regard.
8.0 CONCLUSION
8.1 The proposed development respects the site and surroundings and will not cause any significant harm the character of the buildings or surrounding landscape and suitable protection for bats can be ensured through the imposition of conditions. Furthermore, while the proposals will result in a larger dwelling on the site, the design and appearance is considered to result in an enhancement to the site and its landscape setting such that the proposals are justified and in accordance with General Policy 2, Housing Policy 15 and 14 and Environment Policy 4 of the Isle of Man Strategic Plan 2016.
8.2 It is therefore recommended that planning permission nis granted.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
9.1 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).
9.2 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.
9.3 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.
9.4 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.
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9.5 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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I can confirm that this decision has been made by the Head of Development Management 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 : 20.01.2026
Determining Officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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