25 September 2020 · Delegated - Principal Planner (Sarah Corlett)
Agricultural Buildings Adjacent To Field 414319 Ballakillowey Road Colby Isle Of Man
The proposal involves converting two existing stone barns (one single-storey long barn and one shorter two-storey barn) into a dwelling, linked by a flat-roof glazed extension with sedum roof, new glazed doors and windows in existing openings, rooflights, and rear timber-clad porch, finished with pitched slate roofs.
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The proposal complies with General Policy 3(b) as a conversion of redundant rural buildings of historic interest, meeting Housing Policy 11 criteria including structural capability, modest subordinate…
General Policy 3
Permits development outside zoned areas for conversion of redundant rural buildings of architectural/historical value (exception b, cross-referring Housing Policy 11). Site unzoned on Area Plan for South; officer confirmed proposal meets this as barn conversion.
Environment Policy 1
Protects countryside from adverse effects unless overriding need. Proposal's minimal intervention causes no material harm to countryside landscape or enjoyment.
Environment Policy 4
Protects species/habitats of importance. Bat survey valid; no harm anticipated.
Environment Policy 7
Protects watercourses; requires risk assessment, pollution measures, 8m buffer. DEFA Fisheries no objection; stream identified but no fish populations.
Housing Policy 11
Permits rural building conversions if redundant, structurally sound, of interest, with modest extension not harming character, compatible uses, satisfactory services. Buildings qualify; extension subordinate, retains historic interest via minimal front changes, full retention condition.
Recreation Policy 5
Retains existing public rights of way. Public footpath through site maintained with gates/stiles.
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.
Vehicular access and visibility splays
The development hereby approved shall not be occupied until the means of vehicular access and visibility splays have been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only. The visibility splay(s) thereafter must be kept permanently clear of any obstruction exceeding 1m in height above adjoining carriageway level. Reason: In the interests of highway safety.
Retention of stone outbuildings
With exception to those development works hereby approved the two stone outbuildings shall be retained in full. Reason: In the interest of preserving the historic interest of the original barn buildings and the development has been considered on an exceptional basis against Housing Policy 11.
Restriction on 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 13 - Greenhouses and polytunnels; 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.
In support
Do Not Oppose - access was approved under 19/00583/B and adequate parking and turning is to be provided.
no objection - the nearby watercourse is not known to contain fish populations.
Multiple consultees responded to planning application 20/00638/B, with Highways, DEFA Fisheries (final response), and Arbory and Rushen Parish Commissioners raising no objections, Manx National Heritage requesting a bird nesting survey, and all ultimately supportive or neutral.
Key concern: potential for nesting birds in the existing barn building
DEFA Fisheries
No CommentTo further assess this application and the potential impact to the nearby watercourse, you are requested to complete the attached ‘Development within 9 Metres of a Watercourse’ form.; Fisheries will respond further to this application once the requested information has been received and considered.
Conditions requested: complete the attached ‘Development within 9 Metres of a Watercourse’ form
Manx National Heritage
Conditional No ObjectionThe main concern with this planning application is the potential for nesting birds and roosting bats in the existing barn building.; A Bat Report was undertaken in September of last year, for an earlier planning application on this property, 19/00583/B, which did not find evidence of their use of the site and remains valid alleviating concerns over the presence of bats.; The bird nesting season is usually between late February and late August or late September in the case of swifts, swallows or house martins.
Conditions requested: visual survey be carried out for nesting birds, with particular attention to swallow nests attached to walls, beams etc. prior to the commencement of works
Arbory and Rushen Parish Commissioners
SupportAll applications were supported by the Board with the exception of application 20/00619/B
Department of Infrastructure Highways Division
No ObjectionDo not oppose; Access approved under 19/00583/B and adequate parking and turning is to be provided. Electrical vehicle charging points should be considered
Conditions requested: adequate parking and turning is to be provided; Electrical vehicle charging points should be considered
DEFA Fisheries
No ObjectionDEFA, Fisheries have no concerns in relation to this development from a fisheries perspective.; This is due to the nature of the nearby watercourse which is not known to contain fish populations
