9 May 2023 · Delegated - Principal Planner (Jason Singleton)
Mill House, Old Castletown Road, Santon, Isle Of Man, IM4 1ex
The proposal involves extending an existing cat slide extension at the rear of Mill House, a large traditional mill building, upwards to create a second-floor store room accessed from an office.
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The officer assessed the proposal against Housing Policy 15 and Planning Circular 3/91, which require extensions in the countryside to respect the proportion, form, and appearance of the existing trad…
Housing Policy 15
Requires extensions or alterations to respect the proportion, form and appearance of the existing traditional property in the countryside without detracting from it. The officer found the pitched roof extension compliant as it mirrors the traditional character, unlike the prior flat-roof refusal.
General Policy 2
Sets general standards for development to respect siting, layout, scale, form, design and landscaping, positively contributing to locality character without adverse impacts. The proposal was deemed to meet these by not visually impacting the traditional building or surroundings.
Planning Circular 3/91
Provides guidance on design of residential development in the countryside, mirroring Housing Policy 15. Assessed as satisfied due to the in-keeping pitched roof and materials.
Strategic Policy 1
Seeks best use of existing developed sites. Relevant as the extension uses an existing building in a non-zoned area.
Spatial Policy 5
Requires good design in new development. Found acceptable in context of traditional property.
Spatial Policy 2
Ensures development within settlement boundaries per spatial hierarchy. Noted but not a barrier for this residential extension.
Spatial Policy 5
Similar to Spatial Policy 2, assessed as compliant.
Transport Policy 9
Safeguards airport from unacceptable development. Proposal not taller than existing, so no harm.
Transport Policy 11
Mitigates impacts on air safety; extension compliant as attached to existing building.
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.
no highways interest
happy with the information provided after bat survey
Ecosystem Policy Officer initially recommended a bat survey due to potential for protected bats but later confirmed the submitted bat report was satisfactory with no mitigation required; Highways had no interest in the application.
Key concern: potential for legally protected roosting bats
Highway Services HDC
No ObjectionHighway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; Highway Services HDC has no interest (NHI) in: 22/01417/B; Highways Development Control notes the additional information uploaded on 25 April 2023 and continues to apply no highway interest to this proposal.
Ecosystem Policy Officer (DEFA)
Conditional No Objectionit is our strong recommendation that an assessment for bats is undertaken prior to determination of this application.; Bat Conservation Trust bat survey guidelines recommend that bat surveys are undertaken prior to the conversion or modification of all buildings located within, or immediately adjacent to woodland and or/water, and all pre 1914 buildings with gable ends or slate roofs; in order to comply with Environment Policy 4 and 5 of the Isle of Man Strategic Plan and the Wildlife Act 1990
Conditions requested: preliminary assessment for bats... by a suitably qualified ecological consultant; report detailing the findings... and any additional surveys, alongside appropriate avoidance and mitigation measures... submitted to Planning prior to determination; bat surveys should be undertaken in accordance with the Bat Conservation Trusts Bat Surveys for Professional Ecologists - Good Practice Guidelines (3rd Edition 2016); survey report is submitted prior to determination in line with best practise... Section 9.2.4 of the British Standard Biodiversity - Code of Best Practise for Planning and Development (BS 42020:2013)
Ecosystem Policy Officer (DEFA)
No ObjectionThe Manx Bat Group’s Bat Report for Mill House dated March 2023 is all in order and that a suitable level of assessment has been undertaken.; there are no bats roosting in the section of property to be impacted by the creation of the extension and no features suitable for bats. Therefore the development can commence within bat avoidance or mitigation measures being required.; applicants could however consider the erection of bat boxes/bricks on the new extension as an enhancement for bats.
Highways Development Control
No ObjectionHighways Development Control notes the additional information uploaded on 25 April 2023 and continues to apply no highway interest to this proposal.
