Mullinaragher, Mullinaragher Road, St. Marks, Ballasalla, Isle Of Man, IM9 3aq
The proposal involves refurbishing and extending historic farm buildings including a farmhouse, mill, and outbuildings at Mullinaragher Farm, protected as Registered Building 209, to form a centre for Manx speaking and studies with sleeping accommodation, classrooms, administration, and parking.
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Strategic Policy 4
Requires proposals to protect or enhance the fabric and setting of Registered Buildings. Officer notes strong grouping of traditional buildings and supports retention of form, openings, and finishes but requires conditions to ensure preservation.
Environment Policy 32
Prohibits extensions/alterations detrimental to a Registered Building's special interest. Proposals retain historic fabric with lime finishes and differentiate new extension; acceptable with amendments.
Environment Policy 33
Permits change of use if appropriate and non-detrimental to character. Change to cultural centre compatible with fabric, interior, and setting.
Environment Policy 34
Prefers traditional materials for pre-1920 buildings. Supports lime pointing/lime-wash and natural slate; suggests pre-weathered corrugated steel for extension roofs instead of new to better integrate.
RB/3 General Criteria Applied in Considering Registered Building Applications
Considers building importance, physical features, and setting. Historic sketches confirm unchanged form; buildings in good condition; setting contributes strongly.
RB/4: Use
Seeks optimum viable use compatible with fabric/setting. Cultural centre minimises impact on special character.
RB/5 Alterations and Extensions
Presumption against alterations/extensions unless justified. Proposals justified by repair needs and retention; conditions/samples required.
External Finishes
No materials are to be installed on the existing buildings or proposed extension until sample details of wall cladding, roof finishes, rainwater goods, windows and external doors have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and be retained thereafter. Reason: In the interests of preserving the character and appearance of the registered buildings.
Works to Existing Buildings
Prior to the commencement of pointing, rendering, plastering or lime-washing works on the existing buildings, a sample area of each internal and external finish in an agreed location is to be inspected and approved in writing by the Department. Thereafter, the works are to be undertaken in accordance with the approved sample panels. Reason: To ensure that the historic fabric of the registered building is protected.
External Landscaping Finishes
No new landscaping finishes are to be installed on any area of the site until sample details of these finishes have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and be retained thereafter. Reason: In the interests of preserving the setting of the registered buildings.
Bat Works Timing
No works on the buildings to commence between October – March, in order to avoid potentially hibernating bats.
Bat Box/Brick Plan
No works to commence unless a bat box/brick plan has been provided to Planning and approved in writing. At least one bat box/brick provided on a north elevation to mitigate against the loss of potential hibernating space.
Bat Lighting Plan
No permanent external lighting to be installed unless a sensitive low level lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to Planning and approved in writing.
Soft Landscaping Scheme
No works to commence unless a soft landscaping scheme has been submitted to Planning and approved in writing using native or near-native species.
Do not object subject to conditions on finishes, works to existing buildings, and landscaping; suggests minor alterations including lime plaster internals, pre-weathered corrugated steel roofs, and clearer extension separation
Manx Bat Group report in order; no evidence of roosting bats but requests conditions for no works Oct-Mar, bat box/brick plan, low-level lighting plan, and native landscaping scheme
Applicant should demonstrate compliance with Highway Act 1986 s58 and Manual for Manx Roads s11.3.11 re surface water runoff
Multiple consultees provided responses on the registered building consent application; Registered Buildings Officer recommends approval subject to conditions on finishes and materials, while Malew Parish Commissioners object due to unsuitable access and traffic increase, and others raise concerns on flood risk, bats, and drainage.
Key concern: location unsuitable due to single-track road and increased traffic
Registered Buildings Officer
Conditional No ObjectionSuggest minor alterations - Do not object subject to conditions; I do, however, have concerns about the proposal to dry line and insulate the internal walls of the historic buildings.; the east elevation of the barn building would be improved if there was a clearer separation between the existing and proposed buildings.; Ideally any alterations should be kept to a minimum, as the introduction of tarmac or white parking lines would have a very negative impact.
Conditions requested: No materials are to be installed on the existing buildings or proposed extension until sample details of wall cladding, roof finishes, rainwater goods, windows and external doors have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and be retained thereafter.; Prior to the commencement of pointing, rendering, plastering or lime-washing works on the existing buildings, a sample area of each internal and external finish in an agreed location is to be inspected and approved in writing by the Department. Thereafter, the works are to be undertaken in accordance with the approved sample panels.; No new landscaping finishes are to be installed on any area of the site until sample details of these finishes have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and be retained thereafter.
Ecosystem Policy Officer
Conditional No ObjectionThe Manx Bat Group’s (MBG) report for Mullinaragher dated February 2024 is all in order and that a suitable level of assessment has been undertaken.; The Manx Bat Group found no evidence of roosting bats in the buildings but limited roosting potential for hibernating and solitary bats.
Conditions requested: No works on the buildings to commence between October - March, in order to avoid potentially hibernating bats.; No works to commence unless a bat box/brick plan has been provided to Planning and approved in writing. At least one bat should be provided on a north elevation to mitigate against the loss of potential hibernating space.; No permanent external lighting to be installed unless a sensitive low level lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to Planning and approved in writing.; No works to commence unless a soft landscaping scheme has been submitted to Planning and approved in writing. Because of the location, we request that landscaping is undertaken with native, or near native, species.
Malew Parish Commissioners
ObjectionThe Commissioners discussed the above planning applications at their meeting held on 7th August 2024 and resolved that they concur with the comments made by Highways Division in that the location is unsuitable for the proposal.
Department of Infrastructure Flood Risk Management Division
No CommentDEFER - The proposed site is in a surface water flood zone and a Flood Risk Assessment is needed to determine the extent of impermeable surfaces and if attenuation is necessary.
DOI Highways Drainage
Conditional No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.
Conditions requested: Applicant should be aware off and demonstrate compliance with Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.
