1 April 2021 · Planning Committee
Land North West Of, Ballaragh Old Farmhouse, 107 Ballaragh To Bulgham, Ballaragh, Laxey, Isle Of Man, IM4 7pn
The proposal sought approval for the siting, design, appearance, access, and landscaping of a new T-shaped dwelling with a split-level design (up to 9.1m high at the rear, bungalow appearance from the road), a garden store, and associated parking and accesses on undeveloped land and next to a barn (to be demolished sep…
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The Planning Committee rejected the officer's recommendation for approval, determining that the proposed dwelling, by virtue of its siting above the existing barn and excessive scale, would result in …
General Policy 2
Requires development to respect site/surroundings in siting, scale, form, design; not adversely affect landscape/townscape character or public sea views. Officer found proposal compliant as sympathetic design and materials limit impact; Committee disagreed, citing excessive scale and incongruous impact from key views breaching (b) and (c).
Environment Policy 1
Seeks to prevent development adversely affecting countryside. Officer assessed as acceptable given extant AiP and design integration; no Committee dissent noted.
Environment Policy 2
In AHLVs, landscape character protection paramount unless no harm shown. Site in D2 Incised Slopes; officer deemed no harm via materials/topography; Committee found harm via scale/siting.
Environment Policy 4
Avoids harm to protected species/habitats. Condition required for common lizard survey; DEFA/MNH concerns addressed via pre-commencement condition.
Environment Policy 42
New development in settlements to reflect local character/identity. Officer found blend of vernacular/contemporary fitting mix; Committee ruled incongruous style/scale from road and distant views.
Transport Policy 7
Requires parking per standards (2 spaces for dwelling). Highways confirmed adequate provision and visibility splays.
do not object, recommend ecological assessment for common lizards prior to determination and notes on bats/birds
no objection subject to condition for vehicular access arrangements including visibility splays
no flood risk management interest
recommend Preliminary Environmental Impact Assessment for common lizards and bird nesting checks; no direct objection to design
Multiple consultees provided responses on PA 20/01434/REM; Highways and DEFA Ecosystems raised no objections (some conditional), while Garff Commissioners and a private resident objected strongly on landscape, heritage, and highway safety grounds, and Manx National Heritage requested ecological surveys.
Key concern: visual and landscape impact of development and barn demolition prominent from public viewpoints including MER and Raad ny Foillan
Highway Services Division
Conditional No ObjectionThe proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services raise no objection to the proposal, subject to the condition for vehicular access arrangements including visibility splays to accord to drawing No. 201450 01. An advisory for a S109(A) Highway Agreement to apply too.; Recommendation: DNOC
Conditions requested: vehicular access arrangements including visibility splays to accord to drawing No. 201450 01; Section 109(A) Highway Agreement required post planning consent
DEFA Ecosystems Policy Officer
Conditional No Objectionan ecological assessment for common lizards is undertaken on site by a suitably qualified ecologist and a report detailing the findings and proportionate mitigation measures should be submitted to Planning for written approval prior to determination; Condition 1 of PA 20/01434/REM, should now be considered satisfied
Conditions requested: Prior to determination, ecological assessment for common lizards by qualified ecologist with report and mitigation; notes on approval: bats and wild birds legally protected; obtain bat and bird survey prior to barn demolition; Working Method Statement demonstrating mitigation for lizards, birds, and montbretia; confirmation of qualified ecologist to supervise wall removal
Manx National Heritage
Conditional No ObjectionWe therefore recommend that a Preliminary Environmental Impact Assessment be carried out by a qualified ecologist between the months of April and September
Conditions requested: Preliminary Environmental Impact Assessment for lizards by qualified ecologist April-September; tree/scrub removal September-February or with nesting bird check
Garff Commissioners
ObjectionMembers felt that the barns were an important feature of the character of the Ballaragh area and should be retained as far as practicable as part of a new dwelling.; The Board resolved to object to the proposals.
Garff Commissioners
ObjectionMembers reiterated their objection to these proposals as expressed at the meeting on the 3rd of February.
Flood Risk Management
No ObjectionNFRMI; No Flood Risk Management interest
Jo Callow (2 Glen View, Laxey)
ObjectionBallaragh Old Farm barn is very prominent in the landscape as viewed from the Raad Ny Foillan on the west, the public footpath on the south, and the Manx Electric Railway and A2 on the east.; I continue to object to this application.; To unnecessarily create two new accesses onto this road which is very popular with both pedestrians and cyclists will create a traffic hazard.
Conditions requested: full historical photographic and archaeological recording if permission given; structural survey to prove barn cannot be renovated
Reserved matters application for demolition of barn and erection of new dwelling in Area 19 of Laxey & Lonan Area Plan 2005 was refused by Planning Committee on 29/03/2021 despite officer recommendation for approval, citing incongruous visual impact due to siting and scale contrary to GP2 and EP42. Appellant argued compliance with prior AiP, appropriate siting aligning with linear settlement, reduced scale via split-level design, vernacular materials from barn, and numerous local precedents. Inspector conducted inquiry on 17/08/2021 and site visit on 16/08/2021, finding proposal acceptable in AHLV landscape, no highway or amenity harm, and recommending approval subject to conditions including ecology survey.
Precedent Value
Inspector prioritised policy compliance over barn retention (no PP required); modern 'Agritecture' using vernacular materials acceptable in AHLV if scale/siting fits; AiP + detailed evidence + site visit key to overturning Committee refusal.
Inspector: Brian J Sims BSc(Hons) CEng MICE MRTPI
