15 August 2017 · Delegated - Senior Planning Officer Sarah Corlett
Cronkould House, Main Road, Ballaugh, Isle Of Man, IM7 5ed
The proposal involves converting an existing stone barn attached to the rear of a large two-storey dwelling at Cronkould House on Main Road, Ballaugh, into a one-bedroom ancillary unit with lounge, kitchenette on the ground floor, and bedroom with ensuite upstairs, including three rooflights, replacement windows/doors,…
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The officer assessed the principle of development noting the site is unzoned 'white land' with presumption against new development under General Policy 3, but gave greater weight to Housing Policy 11 …
General Policy 3
Applies presumption against development on unzoned white land, but officer gave lesser weight as proposal is conversion of existing building attached to dwelling rather than new build, assessing reasonableness of scale/siting and impacts on countryside.
Housing Policy 11
Permits rural building conversions to dwellings where building is redundant, intact/renovatable, of architectural interest, large enough for dwelling without harmful extensions, compatible with surroundings, and with services; must re-establish original appearance using matching materials. Officer applied principles to ancillary use: barn intact/watertight/stables character, no extensions, screened location, internal access, compatible as ancillary to existing dwelling.
Environment Policy 2
Protects AHLV character unless development shows no harm or essential location. Officer assessed no harm from minimal works (rooflights/windows) as barn not visible from road, screened by existing structures, appropriate to context.
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.
Ancillary use restriction
The one bedroom ancillary accommodation hereby approved shall not be occupied at any time other than for purposes incidental to the residential use of the dwelling at Cronkould House, Ballaugh and shall not be occupied as an independent dwelling unit. Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.
Bat survey
No development shall commence until a bat survey has been submitted to and approved in writing by the Department. The bat survey shall identify impacts on bat species together with mitigation, where appropriate, including a timetable for its implementation. The development shall not be carried out unless in accordance with the approved details. Reason: To provide adequate safeguards for the bats.
no objection
no Highways Involvement in the proposal
DEFA Biodiversity Officer recommends conditional approval pending a bat specialist report; Ballaugh Parish Commissioners have no objections; Highways Division has no highways interest.
Key concern: risk to bats being affected by the works
DEFA Biodiversity Officer
Conditional No ObjectionI recommend that a statement from such a bat specialist be sought, prior to any works, to clarify that no significant use of the barn is made by bats; Any consent that may be forthcoming should be conditional on the provision of a bat report and if significant issues were found, then appropriate mitigation should be required
Conditions requested: statement from bat specialist prior to any works to clarify that no significant use of the barn is made by bats; conditional on the provision of a bat report; if significant issues were found, then appropriate mitigation should be required
Ballaugh Parish Commissioners
No ObjectionBallaugh Parish Commissioners have now considered the above proposed development and have no objections thereto
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI
