16 January 2013 · Delegated - Senior Planning Officer (Anthony Holmes)
Cabbyl Ushtey, Ballagilley Farm, Gooseneck Road, Hibernia, Ramsey, Isle Of Man, IM7 1ep
The proposal involved demolishing a modern steel portal frame agricultural barn (which did not require permission) and converting substantial redundant stone barns of architectural interest into a dwelling, including a modest entrance porch linking the buildings and removal of an existing annex.
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The officer assessed the proposal primarily against Housing Policy 11, confirming the stone barns are redundant for modern farming due to inadequate access and space, structurally capable of conversio…
General Policy 3
Permits development outside zoned areas exceptionally including conversion of redundant rural buildings of architectural/historic value (cross-ref Housing Policy 11). The officer noted the site is not specifically zoned but qualifies under this exception as the barns meet Housing Policy 11 criteria.
Environment Policy 2
Protects Areas of High Landscape or Coastal Value (AHLV), prioritising landscape character unless no harm demonstrated. Site is in AHLV; officer found conversion acceptable as it re-uses existing buildings without harm to landscape character.
Housing Policy 4
Restricts new countryside housing to exceptions like redundant rural building conversions (per HP11). Officer confirmed proposal fits this exception.
Housing Policy 11
Permits conversion where redundant, structurally sound, of architectural interest, large enough for dwelling (with modest extension), compatible with surroundings, services feasible; must re-establish original appearance using matching materials, no rebuilding ruins. Officer tested each criterion: redundancy proven, engineer's report confirms structure, architectural interest evident, porch modest/subordinate/not visible publicly, no incompatibility, services ok; design retains character.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to drawing nos 1, 2, 3, 4 and 5 date stamped the 26th November 2012.
Residential curtilage
The residential curtilage of the dwelling created by the conversion is hereby defined by the red line shown on drawing no. 3 date stamped the 26th November 2012.
no concerns with the planning application
do not oppose subject to condition on contacting Network Operations for any highway works
Manx Electricity Authority, Highways Division, and Maughold Parish Commissioners raised no objections to application 12/01574/B, with MEA and Highways requesting specific contact conditions; a private individual objected due to heritage concerns over a waterwheel.
Key concern: destruction of the Mill-Pool and Race and loss of rare Farm-Waterwheel heritage feature
Manx Electricity Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority.; See Note 2; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Conditions requested: a condition of planning be that the applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
Highways Division
Conditional No ObjectionDo not oppose subject to the imposition of the following condition
Conditions requested: The applicant shall contact the Network Operations Section of the Department of Infrastructure prior to carrying out any works within the highway, including the installation of dropped kerbs. Telephone 686665.
Maughold Parish Commissioners
No ObjectionThe Commission has no concerns with this application.
Ian & Elizabeth Bleasdale
ObjectionOn previous applications for similar development at this site, I stressed the need to preserve the Farm-Waterwheel here, as it is reasonably rare; they propose the destruction of the Mill-Pool and Race; the owners of Ballagilley are having a considerable favour paid to them when conversion to a dwelling is permitted, and it would seem not unreasonable, that, in exchange for this, they be made to incorporate some Heritage Preservation as a quid-pro-quo
Conditions requested: incorporate some Heritage Preservation as a quid-pro-quo; be made to incorporate some Heritage Preservation
