9 May 2023 · Delegated - Principal Planner (Jason Singleton)
The Coach House, The Crofts, Castletown, Isle Of Man, IM9 1ly
The proposal involves renovating an existing stone outbuilding within the curtilage of The Coach House in Castletown by replacing the slate roof with Cambrian slate, adding conservation-style Velux windows and a stainless steel flue for a wood burner, replacing doors and windows with dark grey fibre cement boarding and…
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The officer assessed the renovation of the existing two-storey domestic outbuilding for ancillary habitable accommodation as acceptable in principle within the 'predominantly residential' zoned area a…
General Policy 2
General Policy 2 addresses general development considerations. The officer assessed the proposal as compliant, finding the renovation acceptable in a residential area with minimal external changes preserving locality character.
Environment Policy 36
Environment Policy 36 requires development to safeguard important views into Conservation Areas. The external alterations were deemed to have no material visual impact on key views into the adjacent Conservation Area despite proximity.
Environment Policy 42
Environment Policy 42 requires development designed to respect the character and identity of the locality. The design changes including materials and flue were acceptable without detriment to the immediate locality's character and appearance.
Transport Policy 4
Transport Policy 4 concerns highways safety. No concerns raised as the ancillary use generates no additional traffic impact, supported by Highways Services' no objection.
Transport Policy 7
Transport Policy 7 concerns parking. Ancillary use to principal dwelling raises no parking considerations, with Highways Services confirming no impact.
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.
Ancillary use only
This outbuilding which is the subject of this permission shall remain solely ancillary in nature and use to the principle dwellinghouse of The Coach House, The Crofts, Castletown. In particular, the outbuilding shall not be used as a separate independent dwellinghouse, nor shall it be used for the purposes of providing any form of tourist accommodation. Reason: This permission has been granted solely on the basis of providing ancillary habitable accommodation. Any further intensification of use of the building will require further assessment as to the planning merits by the Department.
development would have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised to consider the provision of enclosed and secure cycle storage and electric vehicle charging point to aide Active Travel and net zero objectives.
The Manx Bat Group's Bat Survey Report for the Coach House, The Crofts, dated 20th February 2023, is all in order and that a suitable level of assessment has been undertaken. The Manx Bat Group concluded that the building is not being used by bats and therefore the development can proceed without bat avoidance or mitigation measures being required.
Highway Services had no objection to the application. DEFA Ecosystem Policy initially raised bat roost concerns requiring surveys but later confirmed the submitted bat survey was satisfactory with no mitigation needed.
Key concern: potential for legally protected roosting bats in the outbuilding
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.; The Applicant is advised to consider the provision of enclosed and secure cycle storage and electric vehicle charging point to aide Active Travel and net zero objectives.
DEFA Ecosystem Policy
Conditional No ObjectionThe Ecosystem Policy Team request that a preliminary assessment for bats is undertaken on the building by a suitably qualified ecological consultant.; Bat surveys should be undertaken in accordance with the Bat Conservation Trusts Bat Surveys for Professional Ecologists - Good Practice Guidelines (3rd Edition 2016).; We request that survey reports are submitted prior to determination in line with best practise, which is referred to in Section 9.2.4 of the British Standard Biodiversity - Code of Best Practise for Planning and Development (BS 42020:2013).
Conditions requested: preliminary assessment for bats... by a suitably qualified ecological consultant; If the preliminary assessment identifies the property as suitable... further surveys will be required; A report detailing the findings... should be submitted to Planning prior to determination of the application; survey reports are submitted prior to determination
DEFA Ecosystem Policy
No ObjectionThe Manx Bat Group’s Bat Survey Report for the Coach House, The Crofts, dated 20th February 2023, is all in order and that a suitable level of assessment has been undertaken.; The Manx Bat Group concluded that the building is not being used by bats and therefore the development can proceed without bat avoidance or mitigation measures being required.; We would however, encourage the applicant to consider the installation of bat boxes on the property as an enhancement for bats.
