7 September 2017 · Planning Committee
Thie Ollee, Bollyn Road, Ballaugh, Isle Of Man, IM7 5ay
The proposal involves converting a redundant two-storey stone barn and single-storey lean-to into a dwelling, with the two-storey section extended and its roof reoriented 90 degrees, and the single-storey southern section mostly demolished and rebuilt on the same footprint as a modest extension.
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The officer assessed the proposal against General Policy 3(b) and Housing Policy 11, confirming the barn's redundancy for agriculture due to modern standards, as previously noted by DEFA.
General Policy 3
Permits development outside zoned areas exceptionally for conversion of redundant rural buildings of architectural/historical/social value per Housing Policy 11. Officer confirmed this exception applies as starting point for countryside site, with proposal tested against HP11 criteria including redundancy, structure, interest, extensions, compatibility and services.
Environment Policy 1
Protects countryside ecology unless overriding national need with no alternative. Proposal accepted as it retains barn character without adverse countryside effects, complying via HP11 exception without landscape harm.
Environment Policy 2
Prioritises landscape character protection in Areas of High Landscape or Coastal Value unless no harm or essential location. Extensions deemed not to harm character due to modest scale, timber differentiation and retention of original stone, with roadside appearance largely unchanged.
Housing Policy 11
Permits rural building conversions if redundant, intact/structurally sound, of interest, large enough for dwelling with modest extensions not harming character, compatible uses and serviced without public cost; must re-establish original appearance using same materials, no rebuilding ruins or further extensions. Officer methodically tested each criterion: redundancy proven, structure viable per report with limited rebuilds, architectural interest retained via 77% original fabric and cladding distinction, 23% extension modest/subordinate, no amenity harm, services ok; note limits future extensions.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
No further extensions
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(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Car parking provision
Prior to the occupation of any dwelling the car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter.
Access completion
Prior to the occupation of the hereby approved dwelling the access as shown on drawings 7A & 8 must be completed in accordance with these approved plans including the installation of the mirror and providing visibility splays of 2 metres by 27 metres in a northern direction and 2 metres by 33 metres in a southern direction which are all required to be provided and thereafter kept permanently clear of any obstruction exceeding 1050 mm in height above adjoining carriageway level.
Bat survey
No development shall commence until a bat survey has been submitted to and approved in writing by the Department. The survey shall identify impacts on bats species together with mitigation measures, where appropriate, including a timetable for implementation. The development shall not be carried out except in full accordance with the approved survey and the approved mitigation measures.
Conservation rooflights
All rooflights hereby approved to be installed are required to be conservation styled rooflights with the same size and design as shown on drawing 5.
Stone materials sample
No development shall commence until a sample panel of all external stone facing materials to be used has been erected on site and approved in writing by the Department. The approved sample panel shall be kept on site for reference until the development is completed. The development shall not be carried out unless in accordance with the approved details.
no objection
does not oppose subject to conditions on access, mirror, visibility splays and parking
no objection
DEFA Fisheries, Highways Division, DEFA Biodiversity, and Ballaugh Parish Commissioners provided consultation responses; initial highways objection was resolved to conditional no objection, others had no objections with conditions or recommendations.
Key concern: inadequate highway visibility splays
DEFA Fisheries
Conditional No ObjectionDEFA Fisheries have no objection to the proposed development, provided that these precautions are followed and there is no disturbance of the watercourse.; The applicant is however advised to contact DEFA when works are due to commence
Conditions requested: suitable precautions to reduce the possibility of harmful materials entering the river are followed; no disturbance of the watercourse
Department of Infrastructure (DOI) - Highways Division
Conditional No ObjectionHighway Services does not oppose the application subject to the following conditions; a safe access has not been provided as required by GP2(h) of the Strategic Plan
Conditions requested: Prior to any construction the access, including the traffic mirror, shown on drawing to be approved by the planning authority shall be constructed and the visibility splays shall remain unobstructed at a height of 1.05m thereafter.; Prior to the occupation of any dwelling the car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter.
DEFA Biodiversity
No ObjectionI therefore recommend that a bat survey be undertaken to determine whether bats roost in these buildings.; If bats were to be found in this case, I do not believe that their presence would be a reason to refuse development, but it would affect the conditions necessary to ensure the protection of the bats and the bat roost
Conditions requested: bat survey be undertaken to determine whether bats roost in these buildings
Ballaugh Parish Commissioners
No ObjectionBallaugh Parish Commissioners have now considered the above proposed development, and have no objections to the amended plans as submitted.
Ballaugh Parish Commissioners
No ObjectionBallaugh Parish Commissioners have now considered the above proposed development, and have no objections thereto.
