21 January 2026 · Delegated - A MORGAN, Interim Director of Planning and Building Control
Lower Ballavarkish, Grenaby Road, Ballabeg, Castletown, Isle Of Man, IM9 4hd
The proposal involves re-roofing a two-storey stone dwelling with natural slates, insulation, and six rooflights; re-roofing an adjacent stone barn with natural slates; replacing the carport's asbestos roof with corrugated sheeting; closing up some doorways and windows to form a WC; and creating new doorways and a high…
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The officer assessed that the proposed development respects the site and surroundings and will not cause significant harm to the character of the buildings or surrounding landscape.
General Policy 2
Requires development to respect site and surroundings in siting, layout, scale, form, design; not adversely affect landscape character or protected wildlife; provide satisfactory amenity and access. Officer found proposal complies as it respects traditional character, enhances landscape setting, and protects bats via conditions, with no adverse impacts on amenity, highways, or habitats.
Housing Policy 15
Permits extensions/alterations to traditionally styled countryside properties where they respect proportion, form, and appearance; only exceptionally over 50% floor space. Despite larger dwelling, officer considered design enhances site, justifying approval as it respects existing traditional property.
Housing Policy 14
Referenced in decision reasoning alongside HP15; officer concluded proposals justified and compliant without detailing specific requirements, implying no conflict with housing policies in countryside.
Environment Policy 4
Prohibits development adversely affecting protected species/habitats. No surveys submitted, conflicting with policy given building age/location, but pre-commencement bat survey condition and lighting mitigation ensure favourable conservation status, aligning with consultee recommendations.
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.
Materials approval
The development hereby approved shall be carried out in accordance with the materials as indicated on approved Drawing No. 03 - Proposed Plans Elevations and Section. Reason: To ensure the use of materials appropriate to the development in order to safeguard the visual amenities of the area, in accordance with policy GP2 in the Adopted Isle of Man Strategic Plan (2016).
Bat survey
No development shall commence until a bat survey has been submitted to and approved in writing by the Department. The bat survey, shall identify impacts on bat species together with mitigation and enhancement measures, where appropriate, and shall include an ecological mitigation plan and timetable for its implementation. Thereafter, the approved mitigation and enhancement measures shall be fully completed prior to the first occupation of the dwelling hereby permitted. Reason: To provide adequate safeguards for the bats.
External lighting
No external lighting, including security lighting, shall be installed within the site other than in accordance with details that have previously been submitted to and approved in writing by the Department. The scheme shall accord with the recommendations outlined in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), or any subsequent version. Reason: In order to mitigate potential harm to bats.
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