26 August 2022 · Delegated - Principal Planner (Jason Singleton)
Mullen Beg, Patrick Road, Patrick Village, Isle Of Man, IM5 3aw
The site is the curtilage of Mullen Beg, a detached converted stone mill with existing timber-clad extensions, located down a long lane off Patrick Road in an area of High Landscape Value and Scenic Significance.
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The officer assessed the proposal as having an acceptable visual and amenity impact, noting the works are not publicly visible due to the site's setback down a long lane from Patrick Road, and are rel…
Environment Policy 2
Requires appropriate development in areas of High Landscape Value (AHLV). Officer assessed the minor, non-visible extensions as not adversely affecting visual quality of the dwelling or wider AHLV.
Housing Policy 11
Controls extensions to buildings formed by conversion of former mills, requiring matching materials, modest scale, and re-establishment of original appearance. Despite past restrictions, approved as using stone masonry and timber cladding to match existing, with modest scale on long-converted property.
Housing Policy 15
Requires extensions to traditionally styled dwellings to be appropriate to style, finish, and character. Officer found alterations like lower stone walls, timber cladding, and bi-folding doors compliant with existing building's character.
Environment Policy 10
Addresses flood risk. Assessed favourably as infilling reduces water entry potential, using existing plant room use, with building regs to handle details.
Environment Policy 13
Pertains to flood risk management. Compliant per FRM consultation recommending resilient measures, already noted for implementation.
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.
no objections (22/12/2021 and 29/04/2022)
No highways interest (18/03/2022)
DO NOT OPPOSE SUBJECT TO CONDITION (16/05/2022)
aware of active bat roost but no impact expected from proposed works (10/12/2022)
Multiple consultees responded to planning application 21/01302/B, with DOI Flood Risk Management initially objecting due to flood risk but later issuing a conditional no objection, while others including highways, biodiversity, fisheries, and parish commissioners raised no objections.
Key concern: property is clearly within a flood risk zone and has experienced flood damage previously
Department of Infrastructure (DOI) Flood Risk Management Division
ObjectionThe Flood Risk Management Division Oppose this Planning Application
Department of Infrastructure (DOI) Flood Risk Management Division
ObjectionFMD has requested a topographical survey of the area to demonstrate the ground levels in relation to the watercourse
Department of Infrastructure (DOI) Flood Risk Management Division
Conditional No ObjectionDNOC; Though we cannot give a 100cc flood level as the watercourse has not been modelled we would recommend flood resilient measures in the lower section of the property
Conditions requested: Flood levels must be either no lower than existing floor levels or 300 millimetres (mm) above the estimated flood level (100cc); Flood resistant materials are also required up to at least 300mm above the estimated flood level; If the floor level cannot be raised in this way, you will also need to include extra flood resistance and resilience measures. These measures should protect the property to at least 300mm above the estimated flood level; flood resilient measures in the lower section of the property
DEFA Biodiversity
Conditional No Objectionthere is an active bat roost at Mullen Beg and the owner is aware; we do not believe the bats or their roost will be impacted as the roost entrance is located on the other side of the property and the proposed works should not affect the main roof
Conditions requested: applicant to be vigilant throughout the works and if bats are discovered while works are taking place then the work must stop and either the DEFA Ecosystem Policy Team 651577/685953 or the Manx Bat Group 366177 be contacted
Patrick Parish Commissioners
No ObjectionNO OBJECTION would be made to the following: 21/01302 - Alterations and Extension at Mullen Beg, Patrick Road, Patrick
DEFA Fisheries
No ObjectionDEFA Fisheries have no concerns in relation to this development from a fisheries perspective, provided that there is no adverse effect on the adjacent watercourse
Patrick Parish Commissioners
No ObjectionThe Commissioners have no further comment to make regarding the following revised application: 21/01302 - Alterations and Extension at Mullen Beg, Patrick Road, Patrick (Topographical Survey)
Department of Infrastructure (DOI) Highways Division
No CommentNo Highways Interest; NHI
Department of Infrastructure (DOI) Highways Division
No CommentHighways Development Control note the additional information and amendments uploaded on 15 and 17 March 2022 and continues to have no highway interest in this proposal
