28 June 2023 · Delegated - Principal Planner (Jason Singleton)
Riversdale, Strang Road, Union Mills, Isle Of Man, IM4 4np
The proposal involves renovating a two-storey stone outbuilding in the rear garden of a detached dwellinghouse in the residential area of Union Mills, converting it to guest accommodation with a lounge/kitchen at ground floor and bedroom/ensuite at first floor, plus a single-storey rear extension for a gym and garage f…
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The officer concluded that the proposed works to the existing outbuilding are acceptable from a design perspective, without detriment to the character and appearance of the immediate locality or wider…
Strategic Policy 2 - Priority for new development to identified towns and villages
Requires prioritising development in towns and villages. The site is within Union Mills settlement boundary, zoned predominantly residential, making the principle of development acceptable.
Strategic Policy 3 - To respect the character of our towns and villages
Aims to respect town and village character. Proposals comply as minimal external changes and sympathetic extension pose no significant visual impact on locality or streetscene.
Spatial Policy 5
Focuses on design quality. Assessed as acceptable due to reduced scale of extension in context of retained historic outbuilding.
Spatial Policy 3
Permits development in service villages like Union Mills. Principle acceptable in predominantly residential zoning within settlement boundary.
General Policy 2
Requires consideration of design, visual impact, amenity. Compliant under (b) & (c) as no material visual impact or neighbour amenity harm.
Environment Policy 4
Protects biodiversity. Bat survey confirmed no roosting bats; bird mitigation not required after retaining outbuilding.
Environment Policy 42
Ensures respect for local character. Extension sympathetic to vernacular of two-storey outbuilding with matching materials.
Transport Policy 4
Protects highway safety. No objections from Highways Services.
Transport Policy 7
Ensures adequate parking. No concerns raised regarding parking or highway network 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 Riversdale, Strang Road, Union Mills. 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.
no objection
development would have no significant negative impact upon highway safety, network functionality and/or parking. Advised to consider electric vehicle charging point.
Bat report in order, no roosting bats but nesting birds found; requested bird nesting mitigation plan condition (not imposed by officer).
DEFA Biodiversity raised concerns about bats and nesting birds requiring surveys, mitigation, and a bird nesting plan condition; Highway Services and Braddan Parish Commissioners had no objections; DOI Flood Risk Management and Highways Drainage had conditional no objections.
Key concern: potential for legally protected roosting bats and nesting birds requiring pre-demolition surveys and mitigation
DEFA Biodiversity
Conditional No ObjectionThe UK Bat Conservation Trust (BCT) recommends that bat surveys are undertaken prior to the demolition of all outbuildings of traditional brick or stone construction; Bats are listed on Schedule 5 of the Wildlife Act 1990; Demolition of the building without thorough checks would be considered reckless
Conditions requested: assessment for roosting bats by suitable qualified ecological consultancy prior to demolition; if bats found, avoidance and mitigation measures and written method statement from DEFA Ecosystem Policy Team; thorough search of the building for bats prior to demolition if no ecologist assessment; thorough checks for nesting birds prior to demolition; demolition must wait until nesting birds have finished nesting
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 Objectionthe Commissioners discussed the following planning applications at their meeting on 19 January 2023... they had no objection
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionDNOC; Although the proposed buildings appear to be above the flood line FRM would recommend that flood resilient materials are used
Conditions requested: flood resilient materials are used; emergency escape plan is made available to the guests
DEFA Biodiversity
Conditional No ObjectionThe Ecosystem Policy Team can confirm that the Manx Bat Group’s Bat Report for Riversdale dated April 2023 is all in order; We therefore request that a condition is secured for no construction to commence unless a bird nesting mitigation plan has been submitted
Conditions requested: no construction to commence unless a bird nesting mitigation plan has been submitted to Planning and agreed in writing; plan should contain details, including location and specification, of the bird boxes/bricks suitable for house sparrow, jackdaw and great tit (at least 1 of each)
Department of Infrastructure Highways Drainage
Conditional No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986
