Planning Statement

PLANNING STATEMENT IN SUPPORT OF AN MINOR CHANGE APPLICATION IN RESPECT OF

25/90048/B - ALTERATIONS AND INSTALLATION OF BALCONY, BALLAVALE NEW FARMHOUSE, BALLAVALE ROAD, SANTON ISLE OF MAN IM4 1EH

• 1.0 INTRODUCTION
• 1.1 This application proposes a Minor Change to a previously approved scheme for alterations including the introduction of a balcony at Ballavale New Farmhouse (now called Magnolia), Ballavale Road, Santon.

• 2.0 TOWN AND COUNTRY PLANNING (DEVELOPMENT PROCEDURE) ORDER 2019
• 2.1 The proposed Minor Change Application is considered to accord with the requirements in the above Order as follows.
• 2.2 No previous minor changes application has been made in respect of any particular grant of planning approval.
• 2.3 This MCH application relates to a grant of planning approval in respect of a building that application being 25/90048/B which was permitted on 21.07.25
• 2.4 The minor change being sought is the change from a glazed balustrade around the new balcony to a metal railing and the introduction of a small section of walling at the end of the balcony.
• 2.5 We consider this to be of a minor nature as the balcony is a relatively small part of the property, only appears on the rear elevation which is not publicly visible and is not considered to significantly increase or change the appearance or character of the property.
• 2.6 The proposal does not result in an increase in the number of dwellings or buildings for which planning approval has been granted.
• 2.7 The proposal does not increase the net external footprint of a building for which planning approval has been granted,

• 2.8 The proposal does not alter the site for which planning approval has been granted and which was defined by a red line on the site location map (see Schedule 1).
• 2.9 The proposal does not make any changes to the vehicular access arrangements for which planning approval has been granted.
• 2.10 The proposal does not alter the conditions which have been imposed.
• 2.11 The proposal is made after the period of 21 days beginning with the date the applicant is given the planning decision notice issued under article 9 and there has been no appeal lodged under Division 3 of this Part 2.
• 2.12 The duration of the planning approval, determined under article 26, has not expired.
• 2.13 The approved development has not been completed.
• 2.14 The proposal does not significantly increase the size or scale of the development in question.
• 2.15 The development does not significantly change the nature of the development in question.
• 2.16 The development would not result in a development which, at the time of approval, complied with a Development Plan, National Policy Directive or a Planning Policy Statement, but would thus cease to do so.
• 2.17 The proposed changed would not result in any new or increased adverse impacts on adjoining or neighbouring properties or highway safety or having a significant or disproportionate impact on the environment (irrespective of whether such impacts might be outweighed by other considerations). The proposed change concerns the rear elevation which does not look towards any other property and the nature of the change does not alter the function of the approved balcony or how it may be used.
• 2.18 The purpose of the change in style of balcony is to reduce any potential impact on wildlife as there is a known bat roost within the roof of the application building and the use of

• glazed surfacing can create a potential collision risk. The proposed railings will remove that risk, thus reducing the impact of the approved works.
• 2.19 We believe that the proposed change is not more than minor and is not of a magnitude to warrant a new application and would not fundamentally change the basis on which the grant was originally made.

• 3.0 THE PROPOSED MINOR CHANGE
• 3.1 The proposal is to replace the approved glass balustrade to the roof terrace with a metal railing balustrade of same height, alignment, and overall design intent. Also it is proposed to add a short masonry wall at the termination point of the balustrade, providing a defined end to the railing and enhancing the overall safety and enclosure of the terrace area.
• 3.2 The proposal results from ecological and safety considerations. Specialist advice received during the planning process indicated that glass balustrades can pose a hazard to bats, as transparent and reflective surfaces interfere with echolocation, potentially causing collisions. Whilst it was proposed, and considered acceptable to install etchings within the glazed balustrade, the application has decided that the use of a metal railing system provides a visually and acoustically perceptible barrier, thereby reducing the risk to bats and supporting safe flight paths in the local area.
• 3.3 The inclusion of a short end wall provides additional protection at the edge of the terrace, clearly defining the boundary and preventing accidental falls. The wall will be constructed in materials to match the existing building, ensuring visual consistency and structural integrity.
• 3.4 The amendments are therefore both environmentally and functionally beneficial, improving the design without affecting the approved form or appearance of the building.

Sarah Corlett 13.11.25