5 June 2023 · Planning Committee
Ballakindry Mill, Ballagawne Road, Ballabeg, Castletown, Isle Of Man, IM9 4pd
The proposal involves converting the abandoned Manx stone Ballakindry Mill (224 sqm floor area) into a dwelling with a two-storey extension (124 sqm) on the east side using contemporary materials like cedar cladding and standing seam metal roof, while restoring the mill roof in natural dark grey slates.
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The officer concluded the proposal acceptable as an exception to countryside policies due to the mill's historic interest warranting retention and conversion under Housing Policy 11, passing its seque…
Housing Policy 11
Requires redundant rural building of architectural/historic value, structurally sound, capable of residential conversion without dominating original fabric or excessive services cost. Officer assessed mill passes all tests: redundant/borderline ruinous with sound walls per engineer; historic Manx stone mill character; extension subordinate despite 57% floor area (lower height, east location); private services feasible.
Housing Policy 15
Extensions should respect proportion/form, generally <50% floor area increase but subordinate appearance key. 124sqm extension (57.6%) accepted as ridge 1.8m lower than mill, narrower width, contrasting materials on visually obscured east side, improving on refused larger schemes.
Environment Policy 1
Prohibits development adversely affecting countryside unless overriding need. Historic mill retention/conversion justified exception; reduced scale, landscaping assimilates into rural setting without dominating openness.
General Policy 2
Requires good design, visual amenity, highway safety, drainage, ecology. Satisfied via conditioned materials enhancing mill character, accepted access visibility, drainage scheme, tree protection/planting.
Environment Policy 3
Site in Registered Tree Area RA0270 with unauthorised felling; mitigated by retention of remaining trees, exclusion zones, replacement native planting conditioned.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Mill roof slates
The roof over the Mill Building to be retained as part of the development hereby permitted, shall be clad in natural dark grey roofing slates only, a sample of which shall be submitted to and approved in writing by DEFA. The development shall be carried out using the approved natural slates, and shall, thereafter, be permanently retained and maintained.
Extension roof
The roof over the new extension, hereby permitted, shall be clad in dark grey standing seam metal roof cladding.
Extension walls
The walls of the new extension, hereby permitted, shall be clad in untreated Western Red Cedar vertical cladding with a black metal chimney flue running up the gable.
Window/door frames
All new door frames and windows to be inserted in the Mill Building and the extension, in the development hereby approved, shall have either black powder coated, aluminium or wooden frames. The use of black uPVC for all window and door frames is specifically excluded from this planning permission.
External doors
All new external doors apart from the ground floor bi-fold doors; and, the first floor Juliet Balcony doors in the south side elevation of the extension, hereby permitted, shall be of timber construction. The development shall be carried out using timber doors as described, and shall, thereafter, be permanently retained and maintained. The use of black uPVC for all new external doors as described above is specifically excluded from this planning permission.
Drainage details
Details of foul and surface water drainage provision, shall be submitted to and approved in writing by the Local Planning Authority. Such approved drainage scheme shall be installed prior to the development hereby permitted being first occupied and shall thereafter be retained and maintained at all times.
Landscaping scheme
A scheme of landscaping, shall be implemented and maintained in accordance with the details indicated on the approved plans. The landscaping around the pond should be sufficiently far enough away from the working area in the south to be un-impacted by the works. The landscaping in this area shall be undertaken prior to the first occupation of the dwelling taking place. All other planting, seeding, and earth works comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of the dwelling or substantial completion of the development, whichever is the sooner, and any plants which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
Construction exclusion zone
Prior to any works of development being carried out on the site, a construction exclusion zone shall be established on site as per the site plan, and protected by Herras fencing. Such fencing shall be maintained in situ for the lifetime of the development works on the site. No works, other than landscaping shall take place within the construction exclusion zone.
Bat and bird box plan
No works of development shall be undertaken on site until a bat and bird box plan has been submitted to DEFA Planning and approved in writing. Such plans shall include details of at least 2 bat boxes/bricks and at least 2 birds boxes/bricks suitable for swifts on the mill building. Bat boxes should be places high up on the southern elevation and bird boxes on the north elevation, not above windows or doors.
Access surface
The submitted details and use of planings for the surface material to be provided for the vehicular access surface to serve the development, herby approved, is acceptable to DEFA Planning. The surface covered by these details shall relate to the first 5.0 metres as measured back from the edge of the public highway. The works shall be carried out in accordance with the approved details, and shall thereafter, be permanently maintained.
No extensions/windows/doors
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling, including the installation or replacement of any windows or doors, hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
No outbuildings/garages/enclosures
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no garages or other free standing buildings shall be erected or enclosure, swimming or other pool, container for domestic heating purposes for storage of oil of liquid petroleum gas, or the erection of a gate, fence, wall or other means of enclosure, within the curtilage of the dwelling hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
No additional solar/satellite
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no satellite dish, or solar panels shall be attached to any building or erected within the site, other than that expressly authorised by this approval, without the prior written approval of the Department.
The new application was an improvement on the previous application. Concerned about encroachment on highway - check with DoI highways.
Acceptable visibility and access subject to bound surface first 5m, drainage details, bicycle storage.
Multiple consultees including Highways, DEFA Biodiversity, Arbory Rushen Commissioners, DEFA Fisheries, EPU, and DOI Flood Risk Management provided responses ranging from support and requests for information to deferral pending further details, primarily focusing on access, habitat mitigation, drainage, and flood risk.
Key concern: Uncertainty of highway boundary and visibility splay from access
Highways Development Control
Conditional No ObjectionHighway Services Development Control request the following alterations to be made to the proposal in order for the application to meet all requirements; The alteration to highway, in the form of creating a new access, will require a Section 109(A) Highway Agreement to be made post planning consent
Conditions requested: A bound and consolidated surface material provided for the first 5m back from the edge of highway; Bicycle storage in a secure and covered area at a rate of one space per bedroom; Suitable alternative surface run-off drainage must be provided near the connection of the access and the highway to prevent water run-off onto the highway, to be agreed by Highway Services Drainage Team
DEFA Biodiversity
Conditional No ObjectionWe therefore request that a landscaping plan is provided prior to any further works on site taking place; A condition should be secured for the construction exclusion zone to be enacted on site; Lastly, we request that a condition is secured for no works to take place until a bat and bird box plan has been submitted
Conditions requested: Landscaping plan provided prior to any further works, securing planting as shown and additional details to north of pond; Condition for landscaping phasing plan securing early planting north of pond; Construction exclusion zone enacted on site as per site plan with no works other than landscaping within this zone; No works until bat and bird box plan submitted and approved, including at least 2 bat boxes/bricks high on southern elevation and 2 bird boxes/bricks for swifts on north elevation (preference for bricks)
Arbory and Rushen Parish Commissioners
SupportThe Commissioners felt the new application was an improvement on the previous application; The Commissioners were a little concerned that the application appeared to be encroaching on to the highway and asked that this be checked by DoI highways and planners
DEFA Fisheries
No CommentIf the sewage treatment works is connected to a drainage ditch or watercourse a discharge license will be required; Precautions will be needed to reduce the possibility of harmful materials entering the pond
Conditions requested: Information on discharge method for Klargester Biodisc sewage treatment works; Discharge license if connected to drainage ditch or watercourse; Precautions to reduce harmful materials (concrete washings, oils, detergents) entering water
EPU Officer
No CommentPlease can the following information be confirmed by the applicant or agent; Discharge method for the new Klargester Biodisc sewage treatment works
Conditions requested: Confirm discharge method for Klargester Biodisc sewage treatment works; Discharge license if connected to drainage ditch or watercourse; Percolation tests if discharge to soak-away in accordance with Building Regulations
Department of Infrastructure Flood Risk Management Division
No CommentFRM would like to receive and review a comprehensive Flood Risk Assessment... before we can comment; DEFFER - Flood Risk Management’s input has been deferred pending further information
Conditions requested: Comprehensive Flood Risk Assessment including the Mill Pond, Millrace/stream and any culverting of the roadside ditch
