19 December 2025 · Planning Committee
Ballavarane Farm, Ballamenagh Road, Baldrine, Isle Of Man, IM4 6aq
The proposal involves converting a redundant two-storey reverse L-shaped stone barn at Ballavarane Farm into three self-contained two-storey dwellings (Cottages 1, 2, and 3) with internal layouts including living areas, kitchens, bedrooms, and bathrooms, retaining the existing footprint and stonework while adding brown…
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The decision notice states the proposal is acceptable as it accords with Housing Policy 11 and General Policy 3, enabling sensitive conversion of a redundant traditional barn into three dwellings with…
Housing Policy 11
Guides conversion of rural buildings to dwellings where redundant, structurally sound, of interest, no disproportionate extension, compatible scale/use. Officer confirmed redundancy (>10yrs), structural report verifies intact/sound walls suitable for conversion with localised repairs; no new build, modest 3 units respect form.
General Policy 3
Exceptions to countryside development include conversion of redundant rural buildings of architectural/historic interest. Barns qualify as traditional Manx stone structures from 1860s, redundant, visually linked to farmstead.
Environment Policy 14
Prevents loss of versatile ag land (Class 1-2); on Class 3/2 land must avoid higher-grade soils unless overriding need. Officer noted no soil survey, precautionary refusal recommended; decision found minimal 183sqm impact outweighed by benefits, conditioned topsoil handling.
General Policy 2
General development considerations (design, highways, drainage, amenity). Conditions ensure materials, parking, drainage, appearance.
Environment Policy 4
Protects biodiversity/protected species. Bat survey (no roosts), bird nesting mitigated by shelter/boxes; conditions require implementation.
Environment Policy 5 - Mitigation against damage to or loss of habitats
Mitigation where EP4 impacts. Conditions for ecology, lighting (bat-friendly), enhancements per appraisals.
Strategic Policy 1
Efficient land/resources use. Reuses redundant barn, no greenfield loss.
Spatial Policy 5
Design/visual impact. Sensitive conversion preserves character; conditions for materials/solar.
Transport Policy 4
Highway safety. Existing access/track, parking/turning conditioned.
Transport Policy 7
Parking standards. Spaces provided per unit.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Access, parking and turning
The access, parking, and turning areas shall be constructed and made available for use in accordance with the approved plans prior to the first occupation of any dwelling. These areas shall thereafter be retained for the parking and turning of vehicles associated with the development and kept free from obstruction at all times. Reason: In the interests of highway safety and to ensure adequate parking provision (GP2, TP4, TP7).
Materials approval
Prior to the commencement of the development hereby approved, a schedule and samples of all external materials (including roofing, windows, doors, and rainwater goods) shall be submitted to and approved in writing by the Department. The development shall be carried out in accordance with the approved details and retained as such thereafter. Reason: To ensure a high standard of design and to preserve the character and appearance of the site and surrounding area (GP2, SP4).
No permitted development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2025 (or any Order revoking and/or re-enacting that Order with or without modification): no free-standing buildings or structures; no gate, fence, wall or other means of enclosure; and no extensions or alterations to the dwellings themselves shall be carried out within the whole site, including the extension to the curtilage of new dwellings (Cottage 2 and 3) hereby approved, except where otherwise approved under Condition 5 of this permission. Reason: In the interests of the character and appearance of the development and to ensure that the finished appearance of the development will enhance the character and visual amenities of the area.
Boundary treatment
Prior to the occupation of Cottage 2 or 3, boundary treatment along the southern edge of the extended garden areas for that cottage (including post and wire fencing and/or native hedgerow planting) shall be provided in accordance with details which have first been submitted to and approved in writing by the Department and retained as such thereafter. In the event that the proposed boundary treatment includes hedgerow planting, the approved details shall include planting and maintenance specifications, and any plants that die within five years of planting shall be replaced. Reason: To ensure a clear and acceptable transition between domestic and agricultural land, and to protect the openness and character of the countryside (EP1, GP2, SP4).
Ecological mitigation
Prior to the commencement of the development hereby approved details shall be submitted to and approved in writing by the Department of the ecological mitigation and enhancement measures, including the provision of bird boxes, bat boxes, a wildlife shelter, and any precautionary working methods for protected species. The details shall include a timescale for implementation. The development shall take place in accordance with the approved details which shall be retained as such thereafter. The details shall reflect the ecological mitigation and enhancement measures set out in the Preliminary Ecological Appraisal (Ecology Vannin, July 2024) and Bat Survey (Manx Bat Group, July 2025). Reason: To safeguard and enhance biodiversity in accordance with Environment Policies 4 and 5.
External lighting
No external lighting shall be installed unless in accordance with details which have first been submitted to and approved in writing by the Department and retained as such thereafter. Any details shall demonstrate compliance with the recommendations of the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8 (Bats and Artificial Lighting). Reason: To avoid adverse impacts on bats and other nocturnal wildlife (EP4, EP5).
Drainage implementation
The foul and surface water drainage arrangements shall be carried out in accordance with the approved plans, including the position of the treatment plant, its discharge route, and any soakaways to be used for surface water disposal. The approved arrangements shall be completed before any dwelling is occupied and retained thereafter. Reason: To ensure adequate foul and surface water drainage and prevent pollution or flooding, in accordance with General Policy 2(j).
Solar panels
Prior to installation of any solar panels or associated external infrastructure, details of their location, size, and external appearance shall be submitted to and approved in writing by the Department. The development shall be carried out in accordance with the approved details and retained thereafter. Reason: To ensure the renewable energy installation is visually appropriate and integrates with the character of the development, in accordance with Strategic Policy 5.
Soil conservation
Prior to commencement of development, details of how topsoil and subsoil will be stripped, stored, and reused within the site shall be submitted to and approved in writing by the Department. The approved measures shall be implemented during construction. Reason: To minimise loss of soil quality and maintain site fertility in accordance with Environment Policy 14.
Bin/bicycle storage
Prior to the occupation of the development hereby approved, the secure bin/bicycle storage area shall be provided in accordance with the approved plans (Drawing Nos. 03 Rev 3 and 06 Rev 1) and shall be permanently retained thereafter and solely for the purpose of cycle/refuse storage. Reason: In the interests of the appearance of the development and of the amenities of the area and to promote sustainable travel in the interests of reducing pollution and congestion.
Support; productive use of redundant farm buildings in sound condition, secures preservation, thorough assessments, dedicated sanctuary for bats/birds
Support as revised
No objection subject to condition
No objection subject to condition; ecological appraisals satisfactory, wildlife shelter and bird boxes accepted as mitigation/enhancement
