27 October 2021 · Delegated - Principal Planner (Jason Singleton)
Ballachrink Farm, Old Castletown Road, Santon, Isle Of Man, IM4 1hd
The proposal involves altering and extending an existing farmhouse at Ballachrink Farm, Santon, to include a separate daily access and toilet facility for estate employees, plus upgraded living spaces for visiting consultants associated with the adjacent botanic garden.
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The key issue was whether the alterations and extensions would increase the visual impact of the property or detrimentally affect the surrounding countryside.
Environment Policy 1
Protects countryside for its own sake with presumption against development. The proposal was assessed as not increasing visual impact or harming countryside character due to screening and subordinate scale.
Housing Policy 15
Applies to traditional dwellings; requires subordinate extensions ≤50% floor area, following form/appearance. Considered applicable but not primary here due to prior alterations; changes no more significant than prior approvals and enhance traditional features.
Housing Policy 16
For non-traditional dwellings; requires extensions not to increase visual impact. Applied as primary policy given property's altered character; minor changes compliant, with single-storey extension screened and not appearing as main dwelling.
General Policy 2
Sets out Development Control considerations. Applied generally with no issues identified.
General Policy 3
Presumption against development in countryside. Overridden by housing policies allowing extensions.
Environment Policy 2
Applied in prior assessments due to High Landscape Value and Scenic Significance; site in 'incised inland slopes' per LP1, but proposals screened and low impact.
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.
no highway interest in the application (16.04.21) and confirmed no concerns re: revised details (14.09.21)
no flood risk interest in this application (28.04.21), and reconfirmed this (14.09.21)
Bat Survey Report by the Manx Bat Group dated 7th June 2021, is all in order... no evidence of bats was found, the development should be able to proceed without impacts on bats (08.06.21)
no concerns (01.10.21)
DEFA Biodiversity initially requested a bat survey due to potential roosting features but confirmed no issues after the survey; DOI Flood Risk Management and Highways Division both confirmed no interest.
Key concern: likelihood of bats being present due to building features and location
DEFA Biodiversity
Conditional No ObjectionThe building that is to be altered is in an old stone farmhouse with a slate roof, close to a woodland valley and river, all features which increase the likelihood of bats being present.; In order to comply with Environment Policy 4 and 5 of the Isle of Man Strategic Plan and the Wildlife Act 1990, the Ecosystem Policy Team request that a preliminary assessment for roosting bats is undertaken...; The Ecosystem Policy Team can confirm that the Bat Survey Report... is all in order... As no evidence of bats was found, the development should be able to proceed without impacts on bats.
Conditions requested: preliminary assessment for roosting bats undertaken on the buildings to be converted by a suitably qualified ecologist prior to determination; if evidence of roosting bats or nesting birds found then further surveys required and report detailing findings with appropriate mitigation measures submitted to Planning for written approval; Bat surveys undertaken in accordance with Bat Conservation Trusts Bat Surveys for Professional Ecologists - Good Practice Guidelines (3rd Edition 2016)
DEFA Biodiversity
No ObjectionThe Ecosystem Policy Team can confirm that the Bat Survey Report by the Manx Bat Group dated 7th June 2021, is all in order and a suitable level of assessment has been undertaken.; As no evidence of bats was found, the development should be able to proceed without impacts on bats.
DOI Flood Risk Management
No ObjectionNFRMI; No Flood Risk Management interest
DOI Highways Division
No ObjectionNHI; No Highways Interest
DOI Highways Development Control
No ObjectionHighways Development Control notes the amendments uploaded on 10 September 2021 and continues to apply no highway interest to this proposal.
