Loading document...
Application No.: 25/90464/B Applicant: Ms Sophie Dawson Proposal: Removal of existing porch on north-east elevation, replacement of roof tiles, re-rendering of external walls, replacement of doors and windows Site Address: The Spinney Ballanard Road Abbeylands Isle Of Man IM4 5EA Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.08.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
N 1. Checks for bats should be undertaken prior to lead flashing and tile removal, and these materials should be removed carefully away, and not rolled, compressed, levered or sprung to avoid potential harm to bats which may be present underneath. The undersides of materials should be checked for bats before removal or disposal.
Should bats or signs of bats, such as droppings, be found at any point, the works must stop immediately, if safe to do so, and the Ecosystem Policy Team be contacted at 651577/685963, or the Manx Bat Group Helpline be contacted at 366177.
It is considered that the proposal would result in an overall improved to the property and represent an overall environment improvement to the site, without having a significant impact
upon public views. It is considered the proposal would respects the site and surroundings in terms of the siting, layout, scale, form, design of buildings and the spaces around and fit with the character of the surrounding landscape complying with General Policy 2 (b) & (c) and with Housing Policy 16. Finally, it is considered the proposal would also not adversely affecting the countryside and therefore complying with Environment Policy 1 of the Isle of Man Strategic Plan.
Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 12.06.2025.
_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Local Authority - No Objection
_________________________________________________________________ Officer’s Report
1.0 THE APPLICATION SITE - 1.1 The application site is The Spinney, Ballanard Road, Abbeylands which is a single storey detached bungalow set in its own substantial grounds, made up largely of woodlands. The site is located to the western side of Ballanard Road.
2.0 THE PROPOSAL - 2.1 The application seeks approval for the removal of existing porch on north-east elevation, replacement of roof tiles, re-rendering of external walls, replacement of doors and windows. - 2.2 The roof initially was proposed to be replaced with a new lightweight grey slate ; however, the applicants have also proposed 30 mm deep profiled steel cladding sheet given its lightweight nature (20kg per sqm) and the construction of the roof/property.
3.1 There are no previous applications which are considered relevant in the determination of this application. - 4.0 PLANNING POLICY
4.1 The site sits within an area not for development under the Area Plan for the East. The site is not within a Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application: - 4.3 Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
4.5 Housing Policy 16 states: "The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public." - 4.6 Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside
5.0 REPRESENTATIONS 5.1 Forestry (DEFA) comment (23.06.2025); "Thank you for consulting with us and we have now had an opportunity to make a cursory review of the proposal, and have the following comments.
There are no registered trees impacted and it would appear that the likely works would have little impact upon the retained trees.
As such we have no objection at this juncture to this proposal in its current form. If you were minded to approve this application we would ask for standard tree retention conditions to be applied."
5.2 Onchan Commissioners do not object (09.07.2025). - 5.3 Ecosystem Policy Team (DEFA) make the following comments (16.07.2025); "General Stance More information required
Detailed comments
Detailed comments The Ecosystem Policy Team have now undertaken an initial inspection of the property for bats and will not be requesting any further assessment. Though located immediately adjacent to good bat habitat, the property did not exhibit much potential for bats because largely the roof tiles were well fitting and there were no gaps around soffits etc. However, there was some potential under loose lead flashing on top of the roof and possibly underneath the ridge end cap. Therefore, care will need to be taken in these areas when the roof is being replaced so that any bats which could be sheltering within these features are not harmed.
Checks for bats should be undertaken prior to lead flashing and tile removal, and these materials should be removed carefully away, and not rolled, compressed, levered or sprung to avoid potential harm to bats which may be present underneath. The undersides of materials should be checked for bats before removal or disposal.
Should bats or signs of bats, such as droppings, be found at any point, the works must stop immediately, if safe to do so, and the Ecosystem Policy Team be contacted at 651577/685963, or the Manx Bat Group Helpline be contacted at 366177."
6.1 The principle issues to consider with this application are; the potential visual impact of the works to the countryside setting/landscape.
6.2 The starting point is perhaps to consider Housing Policy 16 given the property is of a non-traditional dwelling i.e. Manx vernacular, having the proportion, form and appearance of a more modern property from the early to mid-twenty century (approx. 1930's), having a pitched roof design to the main dwelling.
6.3 General Policy 2 includes requirements that the development respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them. Further, Housing Policy 16 indicates that the extension of nontraditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public. - 6.4 Firstly it is important to note the context of the site and how publically visible the existing dwelling is within the landscape. In this case the property is very well screened form any public views, given the wooded area surrounding the property, existing built development in the area (neighbouring properties). Accordingly, public views of the majority of the dwelling are well screened form public views. - 6.5 The proposed works are modest in scale and would result in a overall visual improvement to the property, albeit not publically apparent. In this case the lightly slate tile or the metal sheeting raise no concerns in this case.
7.1 It is considered that the proposal would result in an overall improved to the property and represent an overall environment improvement to the site, without having a significant impact upon public views. It is considered the proposal would respects the site and surroundings in terms of the siting, layout, scale, form, design of buildings and the spaces around and fit with the character of the surrounding landscape complying with General Policy 2 (b) & (c) and with Housing Policy 16. Finally, it is considered the proposal would also not adversely affecting the countryside and therefore complying with Environment Policy 1 of the Isle of Man Strategic Plan.
7.2 It is recommended that the application be approved - 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to:
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make
comments in a professional capacity they cannot be given the Right to Appeal.
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted Date: 06.08.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner
Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record.
Copyright in submitted documents remains with their authors. Request removal
