15 April 2019 · Planning Committee
Ballaqueston, Malew Road, Ballasalla, Isle Of Man, IM9 3dj
The application proposes converting an existing barn used for domestic storage into a self-contained dwelling with internal layout including bedroom, en-suite, bathrooms, hall, living area and kitchen, while retaining much of the external appearance.
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The barn conversion is supported by Housing Policy 11 as it reuses an old building contributing to local character near Malew Parish Church, with minimal external changes that preserve appearance and …
Housing Policy 11
Makes provision for conversion of buildings in the countryside to residential use. Officer assessed the barn as old, positively contributing to character, with works altering little externally; self-contained use acceptable without ancillary restriction as it fits policy and enforcement difficult.
Environment Policy 1
Presumption against development in countryside areas like Undulating Lowland Plain. Boathouse lacks specific support but accepted due to replacement of existing structure, permitted development parallels, distance/screening minimising impact.
General Policy 3
Presumption against development not for particular purpose in designated areas. Applies to boathouse but outweighed by lack of unacceptable visual/environmental harm and precedents for ancillary buildings.
Environment Policy 4
Protects important ecology including bats under Wildlife Act 1990. Bat survey showed no current roosts but condition requires works stop if bats found, contact DEFA, use bat-friendly chemicals.
Environment Policy 1
Protects countryside character. Dwelling alterations minor, no harmful effect.
General Policy 2
Protects countryside character. Alterations preserve appearance.
Housing Policy 15
Protects countryside character for housing alterations.
Housing Policy 16
Protects countryside character for housing alterations.
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.
Boathouse landscaping scheme
Prior to the commencement of any work on the boathouse the applicant must have approved by the Department a landscaping scheme which introduces additional plants or trees which will screen the proposed boathouse from public view from the north. The scheme must be undertaken in accordance with these details. Reason: To reduce the visual impact of the proposed boathouse.
Landscaping implementation and maintenance
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: The landscaping of the site is an integral part of the scheme and must be implemented as approved.
Bat protection
Bats are protected by the Wildlife Act 1990 and whilst no evidence has been found that bats occupy the existing barn to be converted, the report makes it clear that its findings do not preclude bats from being found within the building in the future. If bats are encountered during the course of work the work must stop immediately and DEFA must be contacted for advice before proceeding. Care should be taken during the exposure of cavities and alterations to the building. If timber is to be treated then bat friendly chemicals only should be used and the advice of the Manx Bat Group and/or the Department's Ecosystems Policy team should be sought. Reason: To satisfy Environment Policy 4 of the Strategic Plan.
no objection to the application
do not object subject to a condition that the new dwelling is ancillary to the existing to limit site parking demand
recommend bat survey; if roosts identified, protection and mitigation plan required prior to works
require bat survey relating to likelihood of bats in the barn
Manx National Heritage, DEFA Biodiversity Officer, Malew Parish Commissioners, and Highway Services all responded with no objections, recommending bat surveys for the barn conversion and a condition to ensure the new dwelling remains ancillary to the main house.
Key concern: potential bat roosts in barn requiring survey prior to works
Manx National Heritage
Conditional No ObjectionIt is therefore recommended that a bat survey be undertaken by a suitably qualified ecologist in order to assess the building prior to the commencement of any works.
Conditions requested: bat survey be undertaken by a suitably qualified ecologist in order to assess the building prior to the commencement of any works
Malew Parish Commissioners
No ObjectionMalew Parish Commissioners have no objection to the following Planning Applications.
DEFA Biodiversity Officer
Conditional No ObjectionThe Ecosystem Policy Team recommends a bat survey is undertaken of the barn and proposed alterations and roofing works of the dwelling.
Conditions requested: bat survey is undertaken of the barn and proposed alterations and roofing works of the dwelling; Should bat roosts be identified then a plan for their protection and mitigation will be required prior to any works taking place
Highway Services
Conditional No ObjectionHighway Services does not oppose the application subject to a planning condition to ensure the new dwelling is ancillary to the existing main dwelling to limit the site parking demand.
Conditions requested: planning condition to ensure the new dwelling is ancillary to the existing main dwelling to limit the site parking demand
