Officer Report
Application No.: 25/91115/MCH Applicant: Mr Mark Shuttleworth Proposal: Minor change to 25/90048/B (Alterations and installation of balcony) change of balustrade from glazing to metal railings, erection of associated wall section and render changes Site Address: Ballavale Farmhouse Ballavale Road Santon Isle Of Man IM4 1EH Planning Officer: Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.01.2026 _________________________________________________________________
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
This application has been recommended for approval for the following reason. This approval relates only to:
- - the change of material of balcony from glazing to metal railing
- - installation of a 1.3m high masonry wall to the Northern elevation
- - change of material of ground floor South elevation from render to stone. Plans/Drawings/Information;
This decision hereby approved relates to the following drawings and documents submitted to the Department, recorded as being electronically received on the 28th November 2025; Application Form Drawing Register Planning Statement Site/ Location Plan Drawing No. PR-A401 Drawing No. PR-A203 Drawing No. PR-A202 Drawing No. PR-A200 Drawing No. PR-A102 Drawing No. PR-A101 Drawing No. PR-A100 Drawing No. 25001-MDL-ZZ-ZZ-DR-A-20600 Rev 1 Drawing No. 25001-MDL-ZZ-ZZ-DR-A-20203 Rev 1 Drawing No. 25001-MDL-ZZ-ZZ-DR-A-20102 Rev 1 Drawing No. 25001-MDL-ZZ-ZZ-DR-A-20200 Rev 1
Drawing No. 25001-MDL-ZZ-ZZ-DR-A-20101 Rev 1 Drawing No. 25001-MDL-ZZ-ZZ-DR-A-20100 Rev 1 Drawing No. 25001-MDL-ZZ-ZZ-DR-A-10101 Rev 1 Drawing No. 25001-MDL-ZZ-ZZ-DR-A-10100 Rev 1
This decision also relates to an email dated received 19th December 2025. _________________________________________________________________ Right to Appeal none _________________________________________________________________ Officer’s Report
INTRODUCTION The following application is to be assessed against the criteria set out in Part 3 - Minor Changes Applications of the Town and Country Planning (Development Procedure) Order 2019 specifically Articles 21, 22, 23 and 24.
BASIS OF APPLICATION
- 21(1) This is the only minor changes application that has been made in respect of any particular grant of planning approval.
- PASS - relates to 25/90048/B and no other MCH application shave been received for this application.
- 21(2)(a) The Minor Change Application relates to the grant of planning approval in respect of a building
- - PASS - relates to "Alterations and installation of balcony."
- 21(2)(b) The application specifies what minor changes are being sought
- - PASS - the application form states, "change of approved glazing balustrade to metal railings with associated small section of walling." There is also an email from the agent which also proposes the change of material to the ground floor South elevation from render to stone.
- 21(2)(b) The application specifies why the applicant considers the minor changes to be of a minor nature
- PASS - the covering letter provided, states the following, "We consider this to be 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."
- 21(2)(c)(i) The Minor Change Application does not increase the number of dwellings or buildings for which planning approval has been granted
- 21(2)(c)(ii)The Minor Change Application does not increase the net external footprint of a building for which planning approval has been granted
- - PASS - no increase in floor area
- 21(2)(c)(iii) The Minor Change Application 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 by changing that line
- - PASS - no change to site
- 21(2)(c)(iv) The Minor Change Application does not make material changes to the vehicular access arrangements for which planning approval has been granted
- PASS - no change to access
- 21(2)(c)(v) The Minor Change Application does not alter the conditions (if any) which have been imposed
- PASS - It's noted that there are two conditions on the application regarding bats,
- Condition 2, "The development, hereby permitted, shall be carried out in accordance with the details outlined in the Manx Bat Groups Assessment as outlined in the Ballavale New Farm, Santon; Report on a preliminary assessment for bats dated 30th June, 2025. Reason: To prevent harm to Bats which are listed on Schedule 5 of the Wildlife Act 1990; and, protected by law arising from the development" and
- Condition 3, "Notwithstanding the requirements of condition 2 of this approval, the balustrade must be made "visible" to bats by creating a return echo which will mean giving the surface a three dimensional structure, with any such measures being put in place to prevent bat strikes on the clear glass balustrades, prior to the first use of the balcony, hereby permitted. Such measures may include the use of etching; ultraviolet coating; application of decals to the glass surface; or, the insertion of high tensile wire or stainless steel rods within the glass. Any and all such measures shall, thereafter, remain in place for the lifetime of the development. Reason: To prevent harm to Bats which are listed on Schedule 5 of the Wildlife Act 1990; and, protected by law arising from the development."
The addition of a railing would not alter the conditions as it is creating a "visible" barrier for bats and will comply with the mitigation within Condition 2 and ultimately Condition 3.
- 21(2)(d)The Minor Change Application is not be made where the parent approval is less than 21 days old, subject to an undetermined appeal or has expired
- - PASS - original application approved on 21st July 2025. APPLICATION CONTENT
- 22(3)(a) Application Form
- 22(3)(a&c) The information in Schedule 1 of the Town and Country Planning (Development Procedure) Order 2019 has been provided:
- o Site location plan (with red/blue lines)
- o The planning approval that is the subject of the application
- o Explanation of changes being applied for and reasons why
- o drawings of the proposed minor changes with buildings and structures amended to indicate the changes
- o Flood risk assessment is not necessary in this case
- 22(3)(b) Provision of other documents specified on form but not in Schedule 1
- - PASS - no additional information required
- - PASS - Dealt with at submission
- 22(6) Such further info as Department may request prior to determination (has anything further been requested and provided?)
- - PASS - no further details required DETERMINATION
- 23(1)(a) The Minor Change does not significantly increase the size or scale of the development in question
- - PASS - the proposal does not increase the size nor scale of the development
- 23(1)(b) The Minor Change does not significantly change the nature of the development in question
- PASS - The nature of the development remains the same.
23(1)(c) The Minor Change does not result in an approval which, at the time of approval, complied with a Development Plan, National Policy Directive or a Planning Policy Statement, ceasing to do so
- - PASS - remains compliant
- 23(1)(d) The Minor Change does not result in new or increased adverse impacts on adjoining or neighbouring properties having a significant or disproportionate impact on the environment (irrespective of whether such impacts might be outweighed by other considerations)
- PASS - there will be no new or increased impacts compared with the parent approval.
- 23(1)(e) The Minor Change is not more than minor and is not of a magnitude to warrant a new application
- - PASS - This amendment is considered as a minor change.
- 23(1)(e)The Minor Change does not otherwise fundamentally change the basis on which the grant was originally made.
- PASS - basis of original approval remains unchanged
- 23(2) If it does not do any of the above, must then be considered. - is the application considered acceptable?
- - PASS - acceptable as a minor change NOTICE OF DECISION 24(2)(a) Set out whether all or some of the changes are accepted
- - The proposed changes are accepted.
- 24(2)(b) Set out whether any elements are refused, the reasons for that.
- - N/A
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted Date: 26.01.2026 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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