4 October 2023 · Planning Committee
Ballashamrock House, Port Soderick Glen, Port Soderick, Isle Of Man, IM4 1be
The proposal involves rebuilding an existing flat-roofed side extension on the same footprint, adding a new 8.3m x 5.5m pitched roof extension (4.6m ridge height) projecting forward from it, connected by a glazed link, demolishing the existing flat-roofed garage (5.6m x 9.1m) and replacing it with a larger 9.1m x 6.5m …
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The officer assessed the principle of development under GP3 and HP15, finding the 19.6% floor area increase (44.35sqm added to 226.35sqm) and cumulative 44.2% with prior extension compliant as it was …
Housing Policy 15
Requires extensions to traditional countryside dwellings to respect proportion, form, appearance; only exceptionally over 50% floorspace. Assessed 19.6% increase (44.35sqm) and cumulative 44.2% compliant, pitched slate design matching main house.
Housing Policy 16
No extensions increasing impact of non-traditional/poor form dwellings. Proposal improves by screening flat-roofed elements, not increasing public view impact despite forward projection due to site constraints.
General Policy 2
Requires respect for site/surroundings in scale/form/design, no adverse landscape/amenity impacts, tree retention. Proposal aligns via subordinate scale, materials matching dwelling, no overlooking/shadowing.
Environment Policy 3
No unacceptable loss/damage to woodland. No tree removal, protection plan conditioned for registered tree area boundaries.
Environment Policy 4
Protects biodiversity/protected species. Bat survey confirmed low potential/no roosts, accepted by DEFA.
General Policy 3
Presumption against non-zoned development. Exception for existing dwelling extension acceptable in countryside.
Transport Policy 7
Parking per standards. Garage replaces existing spaces, no access changes, DOI no objection.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Garage use restriction
The garage shall only be used in association with the main dwelling house 'Ballashamrock House', Port Soderick Glen, Port Soderick, and for purposes incidental to the use of main dwelling house 'Ballashamrock House' as a single dwelling, for no commercial purposes and only in accordance with the internal layout as shown on the submitted Drawing No. 03 rev A received 16 July 2023 and being retained as such thereafter.
Tree retention
The existing trees marked for retention on the Outline Tree Protection Plan (Drawing No. TP-310522) shall be retained in accordance with the approved details. Any retained tree which within five years of the approved development being occupied or completed (whichever is the later) dies, are removed or become seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department.
Tree protection measures
Prior to the commencement of the development hereby approved, the protection measures detailed on the Tree Protection Plan (Drawing No. TP-310522), submitted in support of the application shall be fully installed and implemented and retained for the duration of the construction process, unless stated otherwise. Within the Construction Exclusion Zones identified on this drawing, nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit, without prior written consent of the Department.
No permitted development classes
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 development shall be undertaken under the following classes of Schedule 1 of the Order at any time: Class 13 - Greenhouses and polytunnels; Class 14 - Extension of dwellinghouse; Class 15 - Garden sheds and summer-houses; Class 16 - Fences, walls and gates; Class 17 - Private garages and car ports.
no significant negative impact upon highway safety, network functionality and/or parking
no objection
Bat survey adequate, no evidence of bats, low potential, no further surveys or mitigation required
no objection subject to tree protection plan condition
Registered Buildings Officer objects to the proposals due to adverse impact on the historic character of the quaterland farmhouse; DEFA Ecosystem initially requests bat surveys (later satisfied) and Forestry requests tree protection; Highways, Braddan Commissioners have no objections.
Key concern: adverse impact on character of historic quaterland farmhouse from forward-projecting extension
Registered Buildings Officer
ObjectionAmendments required; this is entirely out of keeping and character with this higher status farmhouse; A better location for the garage would be near to the entrance to the property and away from the house; they do not alter my objection to the application
Highway Services HDC
No Objectionno significant negative impact upon highway safety, network functionality and /or parking
DEFA Ecosystem Policy
Conditional No Objectionbat surveys should be undertaken in accordance with the Bat Conservation Trusts Bat Surveys for Professional Ecologists - Good Practice Guidelines (3rd Edition 2016); British Standard Biodiversity - Code of Best Practise for Planning and Development (BS 42020:2013)
Conditions requested: preliminary assessment for bats by suitably qualified ecological consultant if impacts to roof/attic; report detailing findings and mitigation measures submitted prior to determination
DEFA Ecosystem Policy
No Objectionsuitable level of assessment has been undertaken; no evidence of bat use and low potential for roosting bats; no further bat surveys are therefore required
DEFA Forestry
Conditional No Objectionno objection to this proposal subject to the tree protection plan being made a condition of approval
Conditions requested: tree protection plan being made a condition of approval
Braddan Commissioners
No Objectionthe Commissioners...had no objections
