8 August 2017 · Planning Committee
Outbuildings, Balnahow Farm, Balnahowe Road, Balnahowe, Santon, Isle Of Man, IM4 1hn
The proposal involves converting five redundant 19th-century farm outbuildings at Balnahow Farm into residential units: a four-bed two-storey unit, a two-bed single-storey unit, a three-bed two-storey unit, a part single/part two-storey 2/3-bed unit, and a four-bed two-storey unit, with detached garages for some, parki…
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The officer assessed compliance with Housing Policy 11 (HP11), confirming the buildings are redundant as the farmland was sold separately and they showed no recent agricultural use, supported by the s…
General Policy 3
GP3 presumes against new works in areas not designated for development where they adversely affect countryside character. The proposal complies as it is a conversion of redundant buildings rather than new build, with works enhancing original appearance and reducing landscape impact.
Environment Policy 1
ENV1 protects countryside character and appearance. Conversion accepted as sympathetic, reinstating traditional materials and avoiding domestic suburbanisation through stone walls and farmyard parking layout.
Environment Policy 2
Similar to ENV1, protects scenic significance in High Landscape Value area (Incised Slopes character). Works like slate re-roofing and render removal improve integration with rural character using traditional materials.
Housing Policy 11
HP11 allows conversion of redundant rural buildings of interest to dwellings if redundant, structurally sound, of interest, suitable size, compatible with surroundings, and serviced adequately, with works re-establishing original appearance using matching materials. All criteria met: redundancy proven, structural report confirms capability, 1850s stone buildings of interest, minimal extensions, adjacent to dwellings, private drainage; works retain fabric, irregular openings, original stone/slate.
Environment Policy 4
ENV4 relates to wildlife protection. Bat survey found no evidence but condition requires further pre-roof checks and mitigation if found, complying with Wildlife Act 1990.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
No further development without approval
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 extensions, garages, garden sheds, walling, fencing or summerhouses may be erected without planning approval at any time other than those shown and approved in this application. Reason: To control future development on the site.
Bat check prior to roof removal
Prior to the removal of the roofs, a further check for bat activity or presence must be undertaken and the results of this must be submitted to and approved by the Department. If bats are found to be present then a mitigation strategy must be formulated, submitted to and approved by the Department prior to the removal of any roofing. Reason: To accord with the provisions of the Wildlife Act 1990 and Environment Policy 4 of the Strategic Plan.
recommends a bat survey prior to roof works
Highways Division deferred pending transport statement and visibility details; DEFA Biodiversity initially recommended bat survey then accepted findings with no risk; Santon Commissioners had no objection in principle but suggested fewer units to avoid overdevelopment.
Key concern: lack of supporting Transport Statement and visibility details impacting highway safety
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionDefer - awaiting information; It is recommended the application be deferred until additional supporting evidence is provided.; no supporting Transport Statement supporting this application giving any traffic generation from either the previous use and or the proposed use, nor any details of visibility at the main junction connecting the site to the A25
DEFA Biodiversity
Conditional No ObjectionI recommend a bat survey covering these traditional farm buildings. I note that the roofs will be replaced.
Conditions requested: bat survey covering these traditional farm buildings
DEFA Biodiversity
No ObjectionI have read the bat report and accept its findings. There is no recognised risk to bats.
Santon Commissioners
Conditional No Objectionwhilst having no objection in principle to the proposal, they would ask if, with five units, the site would be overdeveloped and suggest that fewer units would be more appropriate.
