10 March 2008 · Planning Committee
Cabbyl Ushtey, Ballagilley Farm, Gooseneck Road, Hibernia, Ramsey, Isle Of Man, IM7 1ep
The proposal seeks approval in principle to convert an existing stone barn within Ballagilley Farm into a farmworkers dwelling with integral garage, including space for 4 bedrooms, reception rooms, study, kitchen/dining, utility, bathroom, cloakroom.
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The officer recommended approval based on compliance with Housing Policy 11 for conversion of redundant rural buildings of architectural/historic interest, as the stone barn is redundant for agricultu…
General Policy 3
Permits development on unzoned land exceptionally for conversion of redundant rural buildings of architectural/historic interest (ref Housing Policy 11). Officer assessed proposal fits this exception as barn meets all HP11 criteria, unlike prior new-build refusal.
Environment Policy 2
Protects High Landscape/Coastal Value (AHLV) areas; development allowed if no harm to character or location essential. Conversion re-uses existing building, enhances visual appearance of prominent barn, no harm.
Housing Policy 11
Permits rural building conversions if redundant, structurally sound, of interest, large enough, compatible use/services. Officer tested each paragraph: (a) redundant per site visit/DAFF precedents; (b) survey shows repairable; (c) historic stone barn/water wheel; (d) large for 4-bed dwelling; (e) farmworker use ok, overlooking for reserved matters; (f) services feasible.
Time limit and reserved matters
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
Approved plans
This approval relates to the barn conversion as proposed in the submitted documents which are date-stamped 24th October 2007 and 14th February 2008.
Water wheel investigation
The application for reserved matters must include a report to demonstrate that the applicant has carried out an investigation to see if the water wheel and any internal machinery and/or apparatus relevant to the original use of the building can be retained as part of the new use.
No objection subject to condition preserving waterwheel, leat and associated internal machinery
Support the scheme as conversion preferable to new build, subject to preserving waterwheel, leat and internal machinery; rare farm mill features.
Multiple consultees including SPMC&E, Maughold Parish Commissioners, utilities, and Building Control provided supportive comments on application 07/01992/A with conditions related to heritage preservation, water/electricity connections, and structural/drainage requirements; Highways response pending.
Key concern: Preservation of waterwheel, leat and associated internal machinery
Society for the Preservation of the Manx Countryside & Environment
SupportSubject to these considerations, the Society SUPPORTS this proposal.; this is a rare example of a surviving FARM MILL – or at least it’s waterwheel and leat.; farmers who take the ‘conversion’ route to providing a farmworker’s dwelling, need to be applauded
Conditions requested: Any consent must seek to preserve these features plus any internal machinery that survives; REGISTRATION ought to be seriously considered
Maughold Parish Commissioners
SupportThe Commission is supportive of this application and recommends that consent is granted by the Planning Committee.; It is felt that the proposals are in line with the criteria indicated in Housing Policy 11 of the Isle of Man Strategic Plan.; the Commission agreed with the S.P.M.C & E. that the waterwheel, leat and any associated internal machinery should be preserved. They request that such a condition is attached to any consent granted by the Planning Committee.
Conditions requested: the waterwheel, leat and any associated internal machinery should be preserved
Isle of Man Water Authority
Conditional No ObjectionNote (2) For single connections to a water main (i.e. a single dwelling) the applicant should contact loMWA Customer Services, tel. 69 59 49
Conditions requested: a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws; For single connections to a water main (i.e. a single dwelling) the applicant should contact loMWA Customer Services, tel. 69 59 49
Manx Electricity Authority
Conditional No ObjectionContact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.; See Note 2
Conditions requested: a condition of planning be that the applicant must contact the Authority
Building Control Officer
No ObjectionI have no objection with approval in principal at this stage; the applicant should be made aware that three points above are not negotiable at the building regulations stage and may not receive approval unless clear evidence can be shown of compliance with the Building Regulations.
Conditions requested: full ground investigation and percolation test carried out by a competent Engineer to assess the suitability of subsoil for irrigation of waste water; Full structural report should be provided at the detailed Planning Application stage and Building Regulations submission with method statement of any underpinning of walls and repairs to barn structural members; Existence of an existing septic tank is not acceptable; three points above are not negotiable at the building regulations stage
Department of Transport, Highways Division
No CommentPending
