19 October 2023 · Acting Head of Development Management (Abigail Morgan)
The Barn, Ballavarteen West, Grenaby Road, Dogmills, Ramsey, Isle Of Man, IM7 4an
The proposal involves converting an existing single-storey brick dairy barn (16.74m x 4.88m, ~82sqm floor area) into a two-bedroom open-plan living space with external terraces, new windows/doors in grey aluminium, lime render walls, metal roof sheeting, and a bio-disc wastewater system.
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The officer assessed the principle of conversion against General Policy 3(b) and Housing Policy 11, confirming the barn's redundancy as a dairy (now storage), structural suitability per engineer's rep…
General Policy 3
Prohibits development outside zoned areas except conversion of redundant rural buildings of architectural/historic/social value (per HP11). Officer confirmed exception (b) applies as barn meets redundancy, structure, and interest tests; previously developed land exception (c) not applicable as agricultural.
Housing Policy 11
Permits rural building conversion to dwellings if redundant, structurally sound, of interest, large enough, compatible with surroundings, and serviced acceptably; must re-establish original appearance/use same materials. All criteria met: redundancy evident, structural report confirms suitability, historic per maps, 82sqm adequate, no amenity harm, services ok; modest eaves/roof changes not adverse to brick form/character.
Environment Policy 16
Allows rural building reuse for tourism if redundant, preserves interest, no extension/adverse change, low traffic, no dispersal prejudice, benefits outweigh impacts. All met: redundancy, historic preservation desirable, minor external changes only, low traffic (up to 6 people), rural tourism location suitable, minimal environment hit (no trees lost) with economic gain.
Environment Policy 1
Protects countryside unless overriding need; no adverse effects here as reuses existing fabric, no tree loss, negligible disturbance, controllable ecology.
Strategic Policy 8
Permits tourist use of existing quality fabric without harming environment/highways. Applies as barn reuse enables countryside enjoyment without adverse impacts.
Business Policy 11
Tourism in rural buildings per ENV16/sustainable objectives. Supported alongside ENV16 as countryside asset.
Business Policy 14
Quality rural tourist accommodation (e.g. barn conversions) if complies with GP3/BP11/12. Met via policy chain.
General Policy 2
General development principles (e.g. amenity, character); due regard given despite unzoned site, complied via no neighbour/highway harm.
Transport Policy 7
Requires parking per standards; complied with existing provisions, DOI no objection.
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.
Restricted use and register
The living accommodation hereby approved shall be used only for purposes incidental to the enjoyment of 'Ballavarteen', Grenaby Road, Dogmills, Ramsey, as a dwellinghouse, or as tourist accommodation. No separate curtilage shall be formed and the building shall at no time be used as an independent dwellinghouse. The owner of the tourist accommodation shall maintain an up-to-date register of the name of each occupier of the holiday/tourist accommodation on the site, their length of stay and their main home address and shall make this information available at all reasonable times to the Department. Reason: The application has been assessed only in terms of this restricted use and any other use may have an adverse effect on the character and amenity of the area contrary to relevant Polices in the Strategic Plan 2016.
No permitted development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no development shall be undertaken under the following classes of Schedule 1 of the Order at any time: Class 14 - Extension of dwellinghouse; Class 15 - Garden sheds and summer-houses; Class 16 - Fences, walls and gates; Class 17 - Private garages and car ports. Reason: To control future development on the site.
Bat bricks/boxes
Within two months of the development commencing, plans shall be submitted to Planning for written approval containing details of bat bricks/boxes to be installed on the new development or nearby trees. The development shall not be carried out unless in accordance with the approved details, and shall thereafter be permanently retained as such. Reason: To provide adequate safeguards for the ecological species existing in the locality.
Bat protection method statement
Prior to the commencement of the development hereby approved (including site clearance), a Working Method Statement written by a suitably qualified ecological consultant that ensures the protection of bats throughout construction, shall be submitted to and approved in writing by the Department. The development shall not be carried out other than in accordance with the submitted Method Statement. Reason: In order to protect and enhance biodiversity in the environment.
Materials approval
Prior to the installation of external finishes and materials, a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, shall be submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and retained thereafter. Reason: In the interests of the character and appearance of the site and surrounding area.
Do not oppose subject to conditions on internal layout, parking, turning, cycle parking, bin storage, and EV charging point per amended plans.
Content with Bat Ecological report; recommend Precautionary Method of Working condition and bat bricks/boxes enhancement.
DOI Highways initially requested further information on access, parking, and visibility but later confirmed no opposition subject to conditions on layout, cycle parking, bin storage, and EV charging.
Key concern: initial highways concerns on visibility splays, access materials, parking manoeuvrability, and field gate usage
DOI, Highways Development Control
Conditional No ObjectionHDC do not oppose the application subject to conditions; The Applicant has addressed all my previous comments from 13/07/2023.
Conditions requested: Internal layout, parking and vehicle turning areas to be implemented as per approved plan al(04)010 Rev B before occupation of the new dwelling.; Cycle parking and bin storage to be implemented as per approved plan al(04)010 Rev B before occupation of the new dwelling.; Details of EV charging point to be agreed with the planning authority and implemented before occupation of the new dwelling.
DOI, Highways Development Control
No Commentfurther considerations and information is required to fully assess the proposals; Recommendation: Request further alterations/information.
DEFA, Environmental Protection Unit
No Commentplease can the following information be confirmed by the applicant; If the sewage treatment works is connected to a drainage ditch or watercourse a discharge license will be required; percolation tests will need to be carried out in accordance with Building Regulations
DEFA Ecosystem Policy Officer
Conditional No Objectionwe are content with the Report submitted by BAT Ecological for Ballavarteen West dated November 2022; we therefore request that a condition is secured for...
Conditions requested: no works to take place unless a Precautionary Method of Working, which ensures the protection of bats throughout construction, has been written by a suitably qualified ecological consultant and submitted to Planning and approved in writing
Manx National Heritage
No CommentAny works commenced during this period [early March through to late September] should only be carried out once a check has been made for any nesting birds.; All birds, their nests, eggs and young are protected and it is an offence to...
