23 March 2026
Beechfield, Glen Auldyn, Ramsey, Isle Of Man, IM7 2ad
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General Policy 2
Requires development to respect site and surroundings in terms of siting, layout, scale, form, design and landscaping; not adversely affect character of landscape or townscape, protected wildlife or habitats, amenity of residents, road safety, flooding risk. Planning statement argues proposal complies as it replaces existing structures in residential area without impacting neighbours, ecology or flood risk.
Environment Policy 3
Presumption against development resulting in unacceptable loss of trees of amenity value. Planning statement notes site has no Registered Trees.
Environment Policy 4
Presumption against development with unacceptable impact on ecology. DEFA objects due to lack of bat and bird surveys; planning statement counters that building is in active use with dogs, proposes bat/bird boxes and accepts condition for surveys.
Environment Policy 10
Presumption against development resulting in unacceptable flood risk. Flood Risk Assessment demonstrates proposal improves resilience by raising floors 150mm, using water-resistant materials.
Environment Policy 13
Related to flood risk; see ENV10.
Housing Policy 15
Extensions should respect proportion, form and appearance of existing property. Planning statement notes proposal is less than 50% larger (18% increase from 273m2 to 323m2) and uses matching materials.
Housing Policy 16
Provides for extensions to existing dwellings.
DEFA Ecosystem Policy Team objects to the application due to lack of ecological information on potential bat roosts and nesting birds in the traditional Manx cottage and adjacent buildings.
Key concern: lack of information on roosting bats and nesting birds
DEFA Ecosystem Policy Team
ObjectionObjection due to lack of information; The proposal to extend the dwelling via the replacement of the single storey stone building has the potential to result in the damage, destruction or disturbance of legally protected bats and/or bat roosts; Submission of survey reports prior to determination of applications is in line with UK best practice guidelines
Conditions requested: No works to commence unless a preliminary assessment for roosting bats and nesting birds alongside any additional surveys recommended by this assessment, have been undertaken by a suitably qualified ecological consultancy and a report/s details the findings have been submitted to Planning and approved in writing; Should bats or nesting birds be found, this must be accompanied by an ecological mitigation plan which details how the recommendations within the preliminary assessment, and any additional surveys, are to be implemented on site
