5 September 2024 · Planning Committee
Lingague Farm, Ballakilpheric Road, Colby, Isle Of Man, IM9 4br
The proposal involves converting two traditional Manx stone barns (approximately 7m x 24m, ridge heights 6-7.5m) into a four-bedroom dwelling with a 83.5m² single-storey flat-roofed extension for open-plan living, while demolishing a derelict farmhouse and replacing it with a larger 2-storey agricultural garage (19m x …
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The officer assessed the proposal against strict countryside policies (SP2, SP4, GP3) but found exceptional circumstances under HP11 for conversion of redundant rural buildings of historic interest, a…
General Policy 2
Requires consideration of visual impact, neighbouring amenities, highway safety, ecology, and drainage. Officer found proposal compliant due to minimal visual impact from subordinate extension screened by existing farmhouse, no overlooking in remote site, adequate parking/access, conditioned ecology/drainage.
General Policy 3
Allows countryside development in exceptional cases like rural building conversions. Passed as barns redundant, structurally viable, of historic value.
Housing Policy 11
Sequential test: building redundant (pass), structurally intact (pass per survey), historic interest (traditional Manx stone barns), extension subordinate/not dominating character (pass), high-quality materials (pass, conditioned), services feasible (pass). Key policy for approval.
Housing Policy 15
Extensions must respect form/proportion, <50% floor increase preferred. 83.5m² extension is 23% of barns' 362m², single-storey, visually contained, modern materials complementing traditional barns.
Environment Policy 1
Protects open countryside character. Proposal improves derelict site, retains barns' vernacular, new garage functional for farm without dominating landscape in Southern Uplands.
Environment Policy 4
Requires protection of species/habitats. Surveys show nesting birds/lizards; conditions mandate nest boxes, bat boxes, hibernaculum, low-lighting to mitigate loss.
Environment Policy 15
Justifies new garage (replacing derelict farmhouse) for farm vehicles/tractor storage on working holding; scale appropriate, ancillary to dwelling.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Materials approval
The development for the conversion and extension of the barns and stable to form a dwelling and garage, and the external landscaping and creation of a new driveway, hereby permitted, shall be constructed in accordance with the following approved details as outlined on the submitted Drawings... [full details of natural slate, stone repointed lime mortar, zinc gutters, Anthracite Grey aluminium windows/doors, etc. for drawings 2206/04 and 2206/05].
Barn swallow nesting habitat
To compensate for the loss of Barn Swallow nesting habitat, Nest boxes or cups for Barn Swallows; Jackdaws and House Sparrows shall be provided in a suitable location on the barn conversion and new garage structure... [full details including placement, alternatives].
Bat box plan
No works of development shall be undertaken on site until a bat box plan has been submitted to the Department and approved in writing. Such plan shall include details of at least 2 bat boxes/bricks and at least 2 bird boxes/bricks suitable for swifts; and, one bird box suitable for a blackbird...
External lighting
Any external lighting installed as part of the development should be kept to a minimum where possible... [full guidance on LED, warm white, motion sensors etc. per Bat Conservation Trust].
Drainage scheme
Details of foul and surface water drainage provision to serve the development, hereby approved, shall be submitted to and approved in writing by the Department...
Landscaping scheme
Prior to the first occupation of the development, hereby approved, a Landscaping Scheme shall be submitted to and approved in writing by the Department... [details including Manx native trees, 5-year replacement].
Single dwelling only
The development hereby permitted shall be occupied as a single dwelling only.
No extensions or alterations
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012... no extension, enlargement or other alteration of the dwelling... other than that expressly authorised by this approval, shall be carried out.
No additional buildings or enclosures
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012... no garages or other free standing buildings shall be erected... within the curtilage of the dwelling hereby approved, other than that expressly authorised by this approval.
Supports the application.
No significant negative impact upon highway safety, network functionality and/or parking, as the existing access is acceptable for the proposals, providing the outbuilding remains ancillary to the main dwelling.
Surveys in order; mitigation required via conditions for nesting birds, lizards, bats, and lighting.
Highway Services HDC does not oppose the application with no conditions requested. Ecosystem Policy Officer requests specific wildlife mitigation conditions based on protected species surveys. Arbory and Rushen Parish Commissioners support the application.
Key concern: no details provided showing where a new lizard hibernaculum is to be created
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 existing access is acceptable for the proposals, providing the outbuilding remains ancillary to the main dwelling so parking, access and layout is retained for both buildings use.
Conditions requested: outbuilding remains ancillary to the main dwelling so parking, access and layout is retained for both buildings use
Ecosystem Policy Officer
Conditional No ObjectionThe Ecosystem Policy Team therefore request that a condition is secured for no works to commence unless a wildlife mitigation plan... has been submitted to Planning and approved in writing.; Should the applicant not wish to erect a dwelling with eaves deep enough to suit the nesting requirements of swallows then consideration may need to be given to a free standing purpose built structure suitable for swallows, if so then it may be appropriate to provide details of this structure prior to determination of the application.
Conditions requested: no works to commence unless a wildlife mitigation plan, showing the specification, location, type and number of new nesting provision for birds, and a new lizard hibernaculum, has been submitted to Planning and approved in writing; All work to be undertaken in line with the Minimisation Measures for Birds contained in Table 3, and the Reasonable Avoidance Measures (RAMs) for Common Lizard contained in Appendix I, of Ecology Vannin’s Protected Species Survey for Lingague Barns dated June 2024; 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
Arbory and Rushen Parish Commissioners
SupportThe Commissioners supported the following applications: ... d) 24/00810/B Lingague Farm, Ballakilpheric Road. Conversion of redundant farm outbuilding to form residential unit with single storey extension, replacement of derelict farmhouse with an agricultural building for garaging and storage of domestic and agricultural vehicles with studio/office at first floor.
