7 March 2022
Ballaoates Farm, Ballavagher Road, St Johns, Isle Of Man, IM4 3je
The proposal involved demolishing a traditional Manx farmhouse and associated outbuildings at Ballaoates Farm, Ballavagher Road, St Johns, and replacing them with a new dwelling. The site is in the countryside, outside areas zoned for development.
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General Policy 3
Development not permitted outside zoned areas except for specific exceptions like agricultural housing, conversion of redundant rural buildings of value, or replacement dwellings. Registered Buildings Officer stated applicant failed to address issues outlined in GP3 for countryside development.
Housing Policy 11
Conversion of redundant rural buildings of architectural/historic interest permitted if substantially intact and capable of renovation. Officer considered farm complex of historic interest subject to HP11 but applicant did not explore renovation.
Housing Policy 12
Replacement of rural dwellings permitted unless of architectural/historic interest and capable of renovation. Assessment considers structural condition, period of non-use, etc. Both heritage consultees applied this to argue against demolition of habitable traditional farmhouse.
Housing Policy 14
Replacement dwellings must not be substantially different in siting/size (max 50% larger floor area), on existing footprint, traditional design matching materials. Objections noted proposed design exceeds size limit, poor massing, full height glazing not reflecting traditional rural character.
Do not oppose. No significant negative impact on highway safety, network efficiency or parking. Access widening approved under PA 20/01485/B.
No objection to this application.
Suitable bat survey undertaken; no evidence of bats or mitigation required. Suggest bat bricks/boxes as enhancement.
Registered Buildings Officer recommends refusal due to demolition of traditional farmhouse and outbuildings of historic interest; Isle of Man Natural History and Antiquarian Society objects strongly on heritage grounds; DOI Highways and DEFA Biodiversity have no objections, while DEFA Arboriculture requests tree protection conditions.
Key concern: demolition of traditional Manx farmhouse and outbuildings of historic and architectural interest
DOI Highways Division
No ObjectionAfter reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking. The widening of the access has been approved under PA 20/01485/B.
DEFA Biodiversity
No ObjectionThe Ecosystem Policy Team confirm that a suitable level of assessment has been undertaken and we are happy with the findings of the Manx Bat Groups bat survey report dated 2nd December 2020.; should bats or evidence of bats, or nesting birds, be discovered before or during the works then work must stop and advice be sought
Isle of Man Natural History and Antiquarian Society
ObjectionIsle of Man Natural History & Antiquarian Society OBJECT to this application; the replacement of the farmhouse needs to be considered under Isle of Man Strategic Plan Housing Policy; proposal is clearly still far greater than the 50% permissible under Strategic Plan Policy
Conditions requested: condition requiring retention of remaining traditional outbuildings or separate application for demolition; Building Preservation Order on farmhouse, attached outbuildings, and remaining traditional outbuildings
Isle of Man Natural History and Antiquarian Society
ObjectionIsle of Man Natural History & Antiquarian Society continues to object to this proposal as it does not comply with Strategic Plan Policy; preference is to be given to renovation over replacement
DEFA Senior Arboricultural Officer
Conditional No ObjectionI strongly recommend that you request an arboricultural impact assessment (AIA) and outline tree protection plan (TPP) prior to determination.; If this information is not provided the Directorate will have to object
Conditions requested: arboricultural impact assessment (AIA) and outline tree protection plan (TPP) prior to determination; Prior to the commencement of the development hereby approved a tree protection scheme shall be submitted to and approved in writing by the Department...
Registered Buildings Officer
ObjectionRecommendation: Refuse; I therefore consider that the applicant has failed to address the issues outlined in HP 12, 14 and Genral Policy 3 and recommend the application is refused.; The proposed dwelling does not reflect the building character of the Manx countryside
DEFA Forestry
No Objectionthese trees are nowhere near the footprint of the proposed replacement dwelling I don’t think this licence is relevant to planning application 694
