14 July 2023 · Delegated - Principal Planner (Chris Balmer)
Papermill, East Baldwin, Isle Of Man, IM4 5ep
The site is the curtilage of Papermill Cottage, a detached two-storey dwelling in large grounds, shielded by trees and accessed via a private lane off East Baldwin Road. The proposal involves demolishing the existing single-storey garage and replacing it with a two-storey extension providing a two-car garage, utility/b…
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The officer assessed the principle of development under Housing Policy 16, which permits residential extensions in the countryside if they do not detract from the character, noting the site's shieldin…
General Policy 2
Sets general development control standards including amenity, highway safety, and design per Residential Design Guidance. Officer found proposal complies as extension matches existing dwelling's features, no neighbour amenity or highway impacts, and fits site context.
Housing Policy 16
Permits residential extensions in countryside if not detracting from character, especially for non-traditional dwellings where impact must not increase overall public view. Acceptable due to site's shielding from public vantage points and design integration.
General Policy 3
Prohibits development outside zoned areas except stated exceptions not including dwelling extensions. Proposal does not meet zoning but justified via HP16 countryside exception.
Environment Policy 1
Protects countryside for its own sake, permitting development only in exceptional circumstances. No adverse landscape impact due to limited visibility.
Environment Policy 10 - Development and flood risk
Requires flood risk assessment and mitigation in flood zones. Satisfied via submitted assessment and condition for flood-resistant measures.
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.
Flood resistance measures
Prior to occupation the flood resistance measures, as shown in the Flood Risk Assessment dated received 25th November 2022, must be provided and easily available at all times and retained as such thereafter. Reason: In the interests of occupants' safety in the event of a flood.
no significant negative impact upon highway safety, network functionality and/or parking
no objection
bats are not roosting in the garage building and works can proceed without mitigation for bats
do not oppose subject to all building materials and methods being flood resistant
no objections
Multiple consultees including DEFA Biodiversity, Highways, Braddan Parish Commissioners, DOI Flood Management, and DEFA Fisheries reviewed the application with no objections; DEFA Biodiversity initially raised bat survey concerns but later cleared the site after their own assessment.
DEFA Biodiversity
No ObjectionOur determination is that bats are not roosting in the garage building of the paper mill and that the works can proceed without mitigation for bats being required.; We would however encourage the applicants to be vigilant throughout the works to look for bats and signs of bats.; Should bats be encountered at any point then the works must stop and the applicants should contact the Ecosystem Policy Team on (651577) or the Manx Bat Group Helpline (366177).; Though no bats were found to emerge from the garage building, there was plenty of bat activity in the area, of multiple species, and therefore we would also encourage the applicant to consider the erection of bat boxes.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
Braddan Parish Commissioners
No ObjectionBraddan Commissioners discussed the planning application below at their meeting on 15 December 2022 and I can confirm they had no objection to the application.
DOI Flood Risk Management
Conditional No ObjectionDNOC; It is understood that the property is within a flood zone but the proposed works are within the existing property line
Conditions requested: It is recommended that all building materials and methods of building are flood resistant
DEFA Inland Fisheries
No ObjectionDEFA, fisheries have no objections to this development from a fisheries perspective.
