8 July 2022 · Delegated - Principal Planner Abigail Morgan
Blackrock Barn, Kerrowgarrow Road, Greeba, Isle Of Man, IM4 3lq
The proposal involves erecting a two-storey pitched roof extension on the east side of Blackrock Barn, measuring 5.1m wide by 6.5m long with a 1.2m x 4.5m link, finished in dark grey composite or cedar cladding, grey UPVC/aluminium windows, and dark grey profiled metal roofing.
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The officer assessed the extension against Housing Policy 15, finding it respects the proportion, form, and appearance of the traditional dwelling as it comprises only 39% of existing floor space, has…
Housing Policy 15
Requires extensions to traditional countryside properties to respect proportion, form, and appearance, with only exceptional approval over 50% floor space. Officer measured proposed extension at 39% of existing floor area externally, with matching pitch, subordinate scale, setback, and narrow width, deeming it compliant despite contemporary elements.
General Policy 2
Sets broad development control criteria including neighbour amenity impact. No significant amenity harm found due to orientation, boundary treatment, and views only to blank agricultural wall.
Environment Policy 1
Protects countryside unless overriding need; presumption against development. Extension accepted as it would not adversely affect countryside due to screening and subordinate design.
Environment Policy 2
Prioritises landscape character protection in High Landscape Value areas unless no harm. Proposal not prominent in streetscene due to tree cover and neighbouring buildings; timber would weather to reduce conspicuousness.
Environment Policy 4
Protects ecology and habitats. Bat survey confirmed no roost evidence; DEFA accepted, no mitigation needed.
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.
Tree Protection
Prior to the commencement of the development hereby approved, an arboricultural statement shall be submitted to, and approved in writing by, the Department. Tree protection measures shall be shown on a layout plan accompanied by descriptive text which includes, but is not limited to, details of; a) The position of protective fencing and/or other protective measures required to establish a construction exclusion zone (CEZ) to prevent damage to retained trees. b) An appropriate specification for the protective measures proposed. Within the Construction Exclusion Zone implemented, nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit, without prior written consent of the Department. The CEZ implemented in accordance with this condition shall be maintained in position until the development is complete. The development must be carried out in accordance with the approved details. No alterations or variations to the approved tree protection scheme or working methods shall be made without prior written consent of the Department. Reason: To ensure that all trees to be retained are adequately protected from damage to health and stability throughout the construction period to protect and enhance the appearance and character of the site and locality.
Do not oppose the application
Development unlikely to detrimentally impact trees; recommends tree protection condition
Bat survey acceptable with no evidence of bats; no avoidance/mitigation required; encourages bat boxes
DEFA Forestry, Highways, and DEFA Ecosystem Policy/Biodiversity provided consultation responses with no objections; tree protection measures and bat survey information were required prior to determination but concerns were subsequently addressed.
Key concern: potential for bats requiring preliminary assessment and possible further surveys
Highway Services Division
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
DEFA Forestry
Conditional No ObjectionDo the Agriculture & Lands object to this application? YES ☐ NO ☒; Information must be provided (in the form of an arboricultural statement), detailing how the trees in close proximity the proposed development are to be protected during construction activity. This must refer to the guidance contained within BS5837:2012
Conditions requested: Prior to the commencement of the development hereby approved, an arboricultural statement shall be submitted to, and approved in writing by, the Department. Tree protection measures shall be shown on a layout plan accompanied by descriptive text which includes, but is not limited to, details of; a) The position of protective fencing and/or other protective measures required to establish a construction exclusion zone (CEZ) to prevent damage to retained trees. b) An appropriate specification for the protective measures proposed.; Within the Construction Exclusion Zone implemented in accordance with this condition, nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit, without prior written consent of the Department.; The development must be carried out in accordance with the approved details. No alterations or variations to the approved tree protection scheme or working methods shall be made without prior written consent of the Department.
DEFA Ecosystem Policy
Conditional No ObjectionThe Ecosystem Policy Team would like to highlight the potential for bats at this property which could be impacted by the proposed works.; We request that the survey reports are submitted prior to determination
Conditions requested: preliminary assessment to look at the potential of this property to contain a bat roost, is undertaken by a suitably qualified ecological consultant, prior to determination of this application.; If the preliminary assessment identifies the property as suitable or if evidence of bats is found, then further bat surveys will be required and a report detailing the findings and appropriate mitigation measures
DEFA Biodiversity
No ObjectionI can confirm that the Manx Bat Group’s bat survey for Blackrock Barn dated 27th May 2022 is all in order and a suitable level of assessment has been undertaken.; The survey found no evidence of bats along the east gable and therefore no avoidance or mitigation measures are required.
Highway Services Division
No ObjectionHighways Development Control notes the additions uploaded on 1 June 2022 and continues to not oppose this proposal.
