3 January 2023 · Delegated - Principal Planner (Abigail Morgan)
Bridge House, West Baldwin, Isle Of Man, IM4 5ha
The proposal involves demolishing the existing rear conservatory and building a two-storey side extension on the end gable nearest the garage, finished with a matching red roof and render, plus large glazing units to the rear and removal of upper gable cladding.
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The officer assessed that the extension's size, scale, and positioning on the side elevation between the house and garage would increase the property's overall appearance but remains in-keeping with t…
Housing Policy 16
Applies to extensions to existing non-traditional dwellings in the countryside, requiring they must not adversely increase public views. The officer found the gabled extension matching the house's red roof and render acceptable in scale and position, not harming public views despite increased bulk.
General Policy 2
Sets general standards for acceptable development without adverse visual or amenity impacts. The proposal meets this with acceptable visual and amenity impacts, no neighbour effects due to siting.
Environment Policy 4
Limits harm to habitats. Bats confirmed roosting; mitigation by condition ensures no adverse harm.
Environment Policy 10
Reduces flood risk. Extension replaces conservatory on high-risk site but does not significantly increase beyond existing dwelling.
Environment Policy 13
Concerns reducing outbreak of fire and preventing criminal activity; assessed as compliant in context of overall acceptability.
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.
Bat mitigation plan
Prior to any works being undertaken relating to the roof, gables or eaves, including any roof preparation or clearance works, a bat mitigation plan including a method statement for construction works on or around the roof spaces shall be submitted to and approved in writing by the Department. These details shall include but are not limited to the following: Timing of works; Details of supervision and checks by a suitably qualified ecologist - before, during and on completion of works; Details of at least 2 bat boxes suitable for crevice dwelling bats to be installed and details of their timing of installation; Detail about how construction works are to be carried out - such as isolation of loft areas, continued access by bats, creation of a new bat access points (including type, location and number of access points); Details of roofing membranes to be used; Details of the steps that will be taken should bats be found during works; Detail of how contractors will be made aware of the presence of bats and the mitigation plan to be worked to. The works shall be carried out in full accordance with the approved details unless alternative details are first submitted to and approved in writing by the Department. Reason: To ensure suitable mitigation is in place to safeguard bats.
no objections
No highways interest
do not oppose subject to conditions relating to bat mitigation
DEFA Biodiversity/Ecosystem Policy raised concerns about bat roosts and required a bat mitigation plan condition for approval; Highways had no interest/no objection; Marown Parish Commissioners had no objection.
Key concern: insufficient details in bat mitigation options
DEFA Biodiversity
Conditional No ObjectionThough the Ecosystem Policy Team can confirm that a suitable level of assessment has been undertaken by the Manx Bat Group... we are not happy with the mitigation options.; At this stage we would be content for the application to be determined but only if a condition is included for a bat mitigation plan...; The applicant must get statutory written advice from the DEFA Ecosystem Policy Team prior to works starting, in line with sections 9 and 10 of the Wildlife Act 1990.
Conditions requested: condition is included for a bat mitigation plan, including a method statement for works on and around the roost spaces, to be provided to Planning and approved in writing prior to any works taking place
Highway Services Division
No Objectionthere is no Highways HDC interest (NHI) in: 22/00314/B
Highway Development Control
No ObjectionHighways Development Control notes the additions and amendments uploaded on 27 July and 10 August 2022 and continues to have no highway interest in this proposal. Access and parking are retained.
DEFA Ecosystem Policy
We strongly recommend that an assessment for bats is undertaken on the property prior to determination of this application.; request that a preliminary assessment... is undertaken by a suitably qualified ecological consultant, prior to determination of this application.
Marown Parish Commissioners
No ObjectionThe Commissioners have NO OBJECTION to the following new applications: 22/00314 - Extension with Balcony + new windows and doors at Bridge House, West Baldwin
Marown Parish Commissioners
No CommentIt was resolved to make NO FURTHER COMMENT in respect of the following amendments: 22/00314 – 2-storey side extension at Bridge House, West Baldwin
