17 December 2019 · Planning Committee
Ballakaighen Farm, Staarvey Road, Cronk Y Voddy, Peel, Isle Of Man, IM5 2as
The proposal involves demolishing the existing traditional Manx cottage farmhouse and attached single-storey barn due to severe structural issues including wet and dry rot, rotten timbers, and lack of proper foundations, replacing it with a new two-storey dwelling on the same footprint.
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The officer assessed that while the existing cottage exemplifies vernacular architecture with historical family associations, its severe structural defects (wet/dry rot in timbers, undersized joists, …
Environment Policy 1
Protects countryside from adverse development unless overriding need and no alternative. Officer found replacement does not harm ecology/landscape as it maintains existing residential use on footprint in High Landscape Value area.
Environment Policy 2
Prioritises landscape character in AHLV areas unless no harm or essential location. Proposal assessed as not harming character due to replicated profile and traditional design.
General Policy 3
Exceptions to countryside presumption include dwelling replacements. Applied as basis for assessing HP12/14 compliance.
Housing Policy 12
Permits countryside dwelling replacement unless abandoned or historic/renovatable. Officer found not abandoned but renovation unviable (structural report evidence of rot/no foundations), outweighing vernacular interest without heritage protection.
Housing Policy 14
Replacement must match siting/size (≤50% larger), traditional design. Proposal on footprint, 42% larger, replicates form per Planning Circular 3/91, less visual impact than rear extension.
Environment Policy 4
Protects wildlife. Condition requires bat/bird survey pre-demolition with mitigation.
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.
Materials approval
Full details of the finishes on the proposed side extension must be submitted to and approved by the Department in writing prior to the commencement of works on this element of the scheme, and the development must be undertaken in full accordance with the approved details. Reason: to ensure that the finish of the development is appropriate for its rural location.
Bat and bird survey
Prior to the demolition of the dwelling, a survey of the building for nesting bats and birds must be undertaken and the report submitted to the Department, along with appropriate mitigation measures should any such species be found, all to be approved by the Department and the development undertaken in accordance with the approved details. Reason: to ensure that the development is in accordance with Environment Policy 4 of the Strategic Plan.
no objection
do not object, adequate turning space
Public representations objecting to the demolition of Ballakaighen farmhouse due to its historic and cultural significance as the ancestral home of the Kaighin family, with one statutory consultee recommending bat surveys; one later withdrawal of objection.
Key concern: demolition of structure of historic/cultural interest contrary to Housing Policy 12
Manx National Heritage
Conditional No Objectiona survey for bats would be triggered under the accepted good practice guidance (The Bat Conservation Trust Guidelines, 3rd Edition); recommend that an assessment... is undertaken by a suitably licensed and experienced ecologist
Conditions requested: assessment of existing farmhouse for bat potential by licensed ecologist; liaison with DEFA and possible licensing if bats present
