10 January 2017 · Senior Planning Officer (Chris Balmer)
Ballakindry Mill, Ballagawne Road, Ballabeg, Castletown, Isle Of Man, IM9 4pd
The proposal sought full planning approval to convert the disused Ballakindry Mill, a two-storey stone building with historic features like a coach house entrance and high-level windows, into a four-bedroom house.
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The officer assessed the proposal against Housing Policy 11, finding the principle of conversion acceptable as the mill is redundant, substantially intact, of architectural/historic/social interest, l…
Housing Policy 11
Requires rural building conversions to prove redundancy, structural capability, historic interest, sufficient size, compatibility, and services; must re-establish original appearance using matching materials with only modest extensions. Officer found principle acceptable but design details (roof raise, new windows, oriel, render bands) failed to re-establish mill character, overwriting historic fabric per Conservation Officer.
Environment Policy 3
Prohibits development causing unacceptable loss/damage to woodland of amenity/conservation value. Arboricultural Officer objected due to missing tree plans, protection, and mitigation for significant woodland; officer agreed trees integral to rural character in APS Landscape Character Area.
Environment Policy 4
Protects wildlife/habitats; Senior Biodiversity Officer required pre-determination bat/owl surveys for traditional stone building. No surveys submitted, so impact unassessed.
General Policy 2
Requires development to respect surroundings, provide safe access/parking, and avoid highway safety issues. Highway Services requested visibility splays; none provided, and officer declined deferral given other failures.
Sought deferral for visibility splay details; noted removal of side extension would improve visibility
Building substantially intact and of interest but proposals fail to re-establish original appearance; too domestic with new windows, render bands, roof lift, oriel bay; objection implied
Recommended bat and owl survey prior to determination
Requested 'development within 9m of watercourse' form
No comment
DEFA Arboricultural Officer objects due to insufficient tree impact assessment; Highways defers pending visibility splay details; DEFA Fisheries offers conditional no objection with method statement condition; DEFA Biodiversity recommends bat and owl survey; Arbory Parish has no comments.
Key concern: insufficient information for tree impact assessment warranting objection
DEFA Forestry, Amenity and Lands Directorate
Objectionthese concerns are sufficient enough to warrant an objection... on the grounds that there is insufficient information for the impact on trees to be properly assessed; the old mill seems a likely place to find bats
Conditions requested: A plan showing position of every tree on site or adjacent that could influence or be affected, indicating trees to be removed; Schedule listing information per BS5837:2012 paragraph 4.4.2 and proposed tree work; Details of ground level alterations, excavation in root protection areas per BS5837:2012 paragraphs 4.6, 5.5, 6.2; All appropriate tree protection measures
DEFA Fisheries
Conditional No ObjectionDEFA Fisheries have no objection... provided that steps are taken prevent harm to downstream watercourses; Reason: to allow the Inland Fisheries Section... to provide advice in order to reduce the possibility of harm to fish in nearby watercourses
Conditions requested: Works are conducted according to written method statements agreed in advance
Department of Infrastructure (DOI) Highways Division
No CommentPlease defer this application until the required information has been provided; Visibility splays... from a point 2.4m back from the edge of carriageway to the near side carriageway edge in both directions
DEFA Senior Biodiversity Officer
Conditional No ObjectionI recommend a bat and owl survey prior to determining a planning consent
Conditions requested: bat and owl survey prior to determining a planning consent
Arbory Parish Commissioners
No Commentmy Commissioners have considered the above application and have no comments to make
