DEC Decision Notice

McGarrigle Architects McGarrigle Architects 19 Mount Havelock Douglas IM1 2QG

TOWN AND COUNTRY PLANNING ACT 1999 The Town and Country Planning (Development Procedure) Order 2019

In pursuance of powers granted under the above Act and Order the Department of Environment, Food and Agriculture determined to APPROVE an application by Neil & Kristin Ward & McCoy, Ref 23/01387/B, for the Demolition of toilet extension, erection of new extension and renovation of the main house. at Greeba Towers Main Road Greeba Isle Of Man IM4 2DS .

Any conditions or notes which apply to the approval are set out below. This approval is subject to compliance with any conditions listed and may not be implemented until it becomes final (see guidance notes).

• 1. 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.

• 2. Prior to the first occupation of the extension, hereby permitted, one of each of the following Bat boxes manufactured by Greenwoods Ecohabitat https://www.greenwoodsecohabitats.co.uk/shop shall be installed, one for summer use on the sunny side of the building; and, one for winter use on the shady side. The Bat boxes shall be installed away from any opening windows and shall thereafter be permanently retained and maintained.

Reason: To ensure that the development has an acceptable impact on the environment in respect of Bats which are a protected species.

• 3. Any external lighting installed as part of the development, hereby permitted, should be kept to a minimum where possible in order to avoid disturbing bats foraging or passing through the site. Any lighting shall be installed in accordance with the Institute of Lighting Professionals and Bat Conservation Trust Guidance Note 08/18 on Bats and Artificial Lighting in the UK using recommended measures such as:

• o using LED luminaires due to their sharp cut-off, lower intensity, good colour rendition and dimming capability,

• o using warm white spectrum lights (ideally less than 2700 kelvin) to reduce blue light component,
• o peak wavelengths higher than 550nm to avoid the component of light most disturbing to bats,
• o setting external security lighting on motion sensors and short timers,
• o luminaires should lack UV elements when manufactured,
• o avoiding uplighting,
• o avoiding use of metal halide, fluorescent sources.

And shall thereafter be retained and maintained in accordance with these details for the lifetime of the development. Reason: To ensure that the development has an acceptable impact on the environment in respect of Bats which are a protected species. The development should be carried out strictly in accordance with the submitted plans and details as follows: Drawing Ex-01 Site Location Plan showing site edged red @ scale 1:1,250 on A4;

• Drawing P01 Rev A Proposed Plans;
• Drawing P02 Proposed Elevations;
• Drawing P03 Proposed Site Plan; Document 1888.01 - Design Statement; Greeba Towers: Report on a bat survey wrt PA 23/01387/B by Manx Bat Group - complied on 04/02/2024. All stamped received on 4th December, 2023, unless otherwise indicated.

This decision has been made for the following reasons(s) The proposed development is considered to accord with the provisions of Policies STP2, 4b) and 10; SP4; GP2 b, c, d, g, h, i and l; EP1, EP3 and EP4b), EP7 and EP15 contained in the Isle of Man Strategic Plan 2016; and, the advice contained in the Residential Design Guide (2021).

Date of Issue: 7th March 2024

J CHANCE Director of Planning and Building Control

Guidance Note

This decision was made by the Head of Development Management in accordance with the authority delegated to them.

This decision refers only to that applied for under the Town and Country Planning Act 1999 and its subordinate legislation.

A copy of the Officer’s report and any correspondence which led to the assessment and decision is available to view on the Government’s website (via Online Services www.gov.im/Viewapplications) or at the Department’s offices Murray House, Mount Havelock, Douglas.

Implementation The decision does not become final until either

•  Any appeal has been concluded; or
•  21 days have passed since the date on this notice and no appeal has been submitted

Development must progress in accordance with the plans approved under, and any conditions attached to this approval (irrespective of any changes that may separately be requested at the Building Control stage or by any other Statutory Authority). This approval does not remove the need to also comply with any other relevant legislation.

Any conditions requiring certain works, submissions etc. prior to commencement of development must be fulfilled prior to work starting on site. Failure to adhere to this approval and meet the requirements of all conditions may invalidate this approval or result in formal enforcement action.

Appeal Any appeal must be in writing and submitted to the Department within 21 days of the date of this Notice. The appeal must contain:

•  the grounds for making the appeal;
•  payment of the planning appeal fee (currently £335); and
•  if relevant, confirmation that the appellant wishes to have the appeal determined by means of an inquiry and payment of the additional inquiry fee (currently £125). Where the appeal is submitted by the applicant they must:
•  specify in detail and by reference to material planning considerations the reasons why the appellant disagrees with that determination; and
•  Where against a refusal, on the grounds of deficient detail or supporting documentation, set out why they consider the information or documentation forming part of the application was sufficient in the circumstance. If the appeal is submitted by someone who has interested Person Status but is not listed in Article 4(2) of the Development Procedure Order 2019, that person must relate their grounds for making the appeal to issues which they included in representations made prior to the application being determined.

Failure to meet all of the relevant above requirements will mean that the appeal cannot be validated.

An appeal form and more detailed guidance are available either from Planning & Building Control, Tel 685950, or from the Department’s website www.gov.im/planningappeal

If this decision becomes final because there is no appeal, the Department’s public reference copy (counter copy) of the planning application (should one have been received) may be collected by the applicant or their agent from Murray House. Please note that if the counter copy of the application is not collected within thirty days following the last date on which a planning appeal can be made it will be destroyed without further notice.