3 July 2018 · Planning Committee
Ballakindry Mill, Ballagawne Road, Ballabeg, Castletown, Isle Of Man, IM9 4pd
The proposal involves converting a derelict two-storey stone mill with a single-storey lean-to extension into a four-bedroom dwelling, retaining existing openings, adding subtle new windows on rear and side elevations, repointing walls with lime render, installing a new slate roof, and providing three parking spaces to…
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The principle of conversion was acceptable per previous approvals and Housing Policy 11 as the building is redundant, structurally sound (confirmed by agent as Structural Engineer), of historic intere…
Housing Policy 11
Permits conversion of rural buildings to dwellings if redundant, structurally sound, of historic interest, large enough without adverse extensions, compatible with surroundings, serviced acceptably, re-establishing original appearance with matching materials. Officer assessed building meets all criteria: redundant mill of historic interest, sound walls, design retains/re-uses openings with subtle additions preserving character via lime repointing and slate roof.
Environment Policy 3
Prohibits unacceptable loss/damage to woodland of amenity/conservation value. Amended plans addressed Arboricultural Officer concerns with tree protection fencing (1758-02A), cellweb for parking, selective felling of poor sycamores/ash/alder, and Roots to Shoots replanting.
General Policy 2
Requires development to respect surroundings, safe access/parking, no unacceptable road safety/traffic effects. Visibility splays improved via hedge works (1758-04C) despite sub-standard distances, balanced against heritage retention benefits and existing access use.
Environment Policy 4
Prohibits adverse effects on protected species/habitats. Bat survey confirmed no roosting/breeding (feeding only), accepted by DEFA Biodiversity Officer.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Roadside hedge visibility works
Prior the commencement of any other works, the works to the roadside hedge to the north of the site to improve visibility, as shown in drawing 1758-04C, must be undertaken and the hedge maintained as such thereafter. Reason: in the interests of highway safety.
Tree protective fencing
Following the creation of the visibility splays in accordance with condition 2 above, no further work may commence until such times as the protective fencing has been erected as shown in drawing 1758-02A and agreed on site with the Department as being in accordance with the drawings, and such fencing must remain in situ for the duration of the construction and engineering works. No trees other than those shown for removal on this drawing may be removed under the terms of this approval. Reason: to protect the trees to be retained in the interests of the character of the area.
No extensions or alterations
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. Reason: to control development in the interests of the amenities of the surrounding area.
No garages or outbuildings
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 within the curtilage of the dwelling hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department. Reason: to control development in the interests of the amenities of the surrounding area.
No solar panels
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 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. Reason: To safeguard the residential character and amenities of the area.
Windows and doors details
No windows or doors shall be installed until full details of them, including (1:20) scale elevations showing the sections of the elements and their position within the apertures, have been submitted to and approved in writing by the Department. The works shall not be carried out unless in accordance with the approved details. Reason: to ensure the satisfactory preservation of this building of interest.
Landscaping and replanting
Planting must be carried out in accordance with the details provided by Roots to Shoots Landscape Proposal and in the first planting season (November to March) following the completion of the development. Any trees which, within a period of 5 years from their planting die, are removed or in the opinion of the Department, become seriously damaged or diseased, shall be replaced as soon as is reasonably practicable or in the the next planting season, with others of similar size and species and number as originally approved, unless otherwise approved by the Department. Reason: to provide an appropriate visual and environmental setting for the development.
no objection
no objection provided appropriate steps prevent harm to aquatic populations; requires construction method statement for millrace re-routing to avoid sediment to trout stream
content with the bat report
Multiple consultees responded to planning application 17/00725/B for conversion of Ballakindry Mill to a dwelling, with Manx Utilities requiring watercourse consent, Highways objecting due to inadequate visibility splays, DEFA Forestry objecting over tree impacts, and others raising no objection or conditional no objection.
Key concern: inadequate highway visibility splays failing design standards
Manx Utilities
Conditional No ObjectionPlease be advised that you will need written consent from Manx Utilities prior to commencing any works affecting a watercourse.
Conditions requested: written consent from Manx Utilities prior to commencing any works affecting a watercourse
DEFA Fisheries
Conditional No ObjectionDEFA Fisheries have no objection to the proposed development provided that steps are taken prevent harm to aquatic populations in the watercourse downstream of the site.; Manx Utilities consent should also be sought before any alterations to a watercourse.
Conditions requested: Works are conducted according to a written construction method statement approved in advance by the Department
DEFA Biodiversity
No ObjectionI note the provision of a bat report in this application and accept that no evidence of bat use of this building has been found.
DEFA Forestry
ObjectionThe latest submission does not address my concerns.; This application still fails to i) properly identify the constraints imposed by the trees on the site ii) quantify the arboricultural impact or iii) identify suitable protection measures for retained trees.; The potential impact of this proposal on nearby trees could go far beyond the 8 trees shown for removal.
Conditions requested: tree protection plan (as described by BS5837:2012) required prior to determination; arboricultural method statement for supervision of works within root protection areas
Highway Services
ObjectionHighway Services opposes the application as suitable highway visibility in accordance with design standards has not been demonstrated for the site access.
Arbory Parish Commissioners
No CommentArbory Parish Commissioners have considered the above application and have no comments to make.; The Commissioners had no comment to make
