18 April 2024 · Acting Head of Development Management (Abigail Morgan); Decision Notice issued by Director of Planning and Building Control (J Chance)
Ballamoor, Mullinaragher Road, St. Marks, Ballasalla, Isle Of Man, IM9 3aq
The proposal involves converting an existing redundant stone barn within the curtilage of Ballamoar dwelling into a three-bedroom ancillary living accommodation, including a modern flat-roofed sunroom/lounge extension on the western elevation, infilling garage doors with windows and adding a new garage door, plus exten…
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The officer assessed the proposal against Housing Policy 11, confirming the barn is redundant from agricultural use, structurally capable of renovation per the structural appraisal, of architectural/h…
Strategic Policy 3 - To respect the character of our towns and villages
Allows exceptions for development in unzoned areas, including conversion of redundant rural buildings. Officer applied this alongside Housing Policy 11 to justify barn conversion as fitting part b exception.
General Policy 3
Sets exceptions for development in areas not zoned for development, including rural building conversions. Proposal complies via redundancy and historic value tests in Housing Policy 11.
Environment Policy 1
Protects countryside character. Retention of existing barn fabric with subordinate extension preserves built heritage and prevents dereliction, improving appearance.
Environment Policy 42
Requires design respecting locality character. Alterations seen as residential in setting, minimal public impact; modern extension subordinate and complementary.
Housing Policy 11
Criteria for rural barn conversions: redundant (per statement/photos), intact/capable (structural appraisal), historic value (1860s mapping, stone construction), suitable size with modest extension, compatible use, servicable, re-establishes appearance with matching materials (white uPVC windows acceptable next to main house).
Housing Policy 16
Extensions to non-traditional dwellings in countryside must not substantially increase public impact. Alterations to dwelling/store minimal from public views/right of way, within residential curtilage.
Transport Policy 7
Parking provisions. More than two spaces available despite garage alterations; no Highway Services objection.
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.
Ancillary use only
The approved accommodation can only be used as ancillary accommodation to Ballamoar, Mullinaragher Road. The accommodation cannot be rented out or sold separately from Ballamoar, Mullinaragher Road. Reason: Any changes outside the approved use would require a separate planning approval.
Bat and bird mitigation plan
The development hereby approved shall not be commenced unless a bat and bird mitigation plan has been submitted to and approved in writing. The mitigation plan shall include the type, specification, location of the bat roost room, bat access tile and bat boxes, new nesting locations suitable for barn swallow, an open fronted next box suitable for wagtails and robins and an integral brick suitable for swifts. Details should also be provided about the measures to be implemented to prevent collisions on to clear glass balustrades. Measures could include use of etching, ultraviolet coatings or decals. The proposals shall be carried out in accordance with the approved details and retained thereafter. Reason: In the interests of protecting and enhancing the biodiversity of the environment.
External lighting plan
No permission is hereby given for the installation of any external lighting to the barn hereby approved, unless a low level lighting plan, in accordance with the Bar Conservation Trust and Institute of Lighting Professionals Guidance Note 08/23 - Bats and Artificial Lighting (2023), is submitted to and approved in writing to the Department prior to works commencing and this approved lighting scheme shall be installed prior to occupation of the barn and retained thereafter. Reason: To safeguard roosting bats and in the interests of biodiversity.
No significant negative impact upon highway safety, network functionality and/or parking as the proposals are accessed off a low traffic rural route. Advised to consider EV charging point.
No objections.
Information provided is acceptable; requests conditions for bat/bird mitigation and no outside lighting without low-level plan.
Ecosystems Policy Officer (DEFA) raises no overall objection but requests conditions for bat and bird mitigation plans and lighting; Highways Services and Malew Parish Commissioners have no objections.
Key concern: Bat boxes, raised ridge tile, and bird nesting mitigation not shown on proposed plans
Ecosystems Policy Officer (DEFA)
Conditional No ObjectionMitigation for bats is therefore required and has been included in Appendix I of the MBG's report.; We are content with this change.; The applicants should be advised that it is a legal requirement for a similar written method statement to be obtained from our team for the work on the barn.; The stripping of the barn roof must not commence at a time of year when bats are likely to be in occupation, so the advice is for works to start in late winter/early spring.
Conditions requested: No development to commence unless a bat and bird mitigation plan has been submitted to Planning and approved in writing. The plan should include details, including the type, specifications and locations, of the bat roost room, bat access tile and bat boxes, new nesting locations suitable for barn swallow, an open fronted nest box suitable for wagtails and robins (we think this box would be best located on a tree) and an integral brick suitable for swifts. Details should also be provided about the measures to be implemented to prevent collisions on to clear glass balustrades. Measures could include use of etching, ultraviolet coatings or decals.; No permanent outdoor lighting to be installed unless a sensitive low level lighting plan, following best practice, as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 08/23 - Bats and Artificial Lighting (2023), has been submitted to Planning and approved in writing.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the proposals are accessed of a low traffic rural route.
Malew Parish Commissioners
No ObjectionI can confirm that Malew Parish Commissioners have no objections to the following planning applications.
