3 January 2023 · Delegated
Bridge House, West Baldwin, Isle Of Man, IM4 5ha
Permission was granted for a two-storey side extension with a rear balcony, along with replacement doors and windows, at Bridge House, West Baldwin, Isle of Man. The property is a detached, non-traditional dwelling with a red roof, painted render, and red timber cladding to the upper gables, set back slightly from the road. The main planning considerations were whether the works would harm the character and appearance of the dwelling and the street scene as seen from public viewpoints, and whether they would increase flood risk or affect bats in the area. The application was approved on a delegated basis on 3 January 2023, subject to two conditions, with the officer recommending approval and the Department confirming that decision.
The application was approved by the Department of Environment, Food and Agriculture on 3 January 2023. Officers assessed the impact on the character and appearance of the dwelling and street scene, as well as potential flood risk and effects on bats, and found the proposal acceptable on all counts.
Housing Policy 16
extensions to existing non-traditional dwellings in the countryside
Housing Policy 16: 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. 8.13 Conversion of Buildings to Flats 8.13.1 There are in the Island, and particularly in Douglas, many substantial buildings which, because of their size or form, are no longer suitable for the originally intended use as either single dwellings or holiday accommodation, but which are still structur ally sound. The Department has for many years encouraged the conversion of such buildings, where appropriate, into flats. 8.13.2 The size, layout, occupancy, etc., of flats are controlled by the Housing (Flats) Regulations 1982. However, all flats should also have a good external environment, characterised by - (a) a pleasant, clear outlook, particularly from the principal room(s) of the flat and (b) access to external space for the purpose of clothes-drying, refuse storage, car-parking, and general amenity. 8.13.3 Many buildings which are generally suitable for conversion into flats not only have very little space around them, but also have an annex or "outlet" at the rear. The Department may require the demolition, in total or in part, of such "outlets" even where the immediate use of the cleared space may not be possible, for example where more than one rear annex may be needed to be removed to gain access or highway work such as road widening may be required to make the cleared space useful. Such demolition will: (a) remove accommodation which has a poor environment and limited outlook; (b) permit the creation of parking space; and (c) assist in admitting light and air to the rear of the building proper. Where such demolition is not so required, the accommodation must generally be organised so that every flat has an outlook from the front of the building, and so that no flat is contained entirely within an "outlet". Exception may be made to this general approach where the environment at, and the outlook from, the rear are pleasant and open.
Environment Policies 4, 10 and 13
limiting harm to habitats, reducing flood risk
General Policy 2
general standards towards acceptable development and not having an adverse visual or amenity impacts
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Strategic Policies 1 and 5
make best use of existing developed sites and ensuring new development is of good design
Community Policies 7 and 11
reducing outbreak of fire and preventing criminal activity
Infrastructure Policy 5
water conservation
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
Prior to any works being undertaken relating to the roof, gables or eaves, including any roof preparation or clearance works, a bat mitigation plan including a method statement for construction works on or around the roof spaces shall be submitted to and approved in writing by the Department.
