30 November 2025 · Planning Committee
Residental Accommodation, Ballakillowey Farm House, Ballakillowey Road, Colby, Isle Of Man, IM9 4bn
The proposal involves demolishing the existing two-storey rendered farmhouse (331 sqm floor area, 186 sqm footprint) and replacing it with a contemporary split-level two-storey dwelling (382 sqm floor area, 191 sqm footprint) on a similar footprint, extended slightly southward, with reduced ridge height (2.5m lower), i…
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The proposal accords with Housing Policies 12 and 14, permitting replacement of an existing countryside dwelling that retains residential use and lacks architectural/historic merit warranting retentio…
Housing Policy 12
Permits replacement of existing countryside dwelling unless abandoned or of architectural/historic interest capable of renovation. Existing building retains residential use (reinforced by prior approval 19/00638/B tying ancillary use to main house), not of merit warranting retention, so principle acceptable.
Housing Policy 14
Requires replacement not substantially different in siting/size unless resulting in environmental improvement; generally on footprint, floor area not >50% greater; prefer traditional design per Circular 3/91 or high-quality contemporary with material reuse. Modest increases (footprint +3%, floor +15%) on similar footprint with environmental gains (lower ridge, better integration), but contemporary design not fully achieving policy's quality standards; accepted due to improvements.
Spatial Policy 5
Design and visual impact. Proposal's reduced height, stepped profile following topography, muted materials, and planting ensure appropriate landscape fit despite design departure, delivering overall betterment.
General Policy 2
General development considerations (b,c,f,g,h,i,n,d). Assessed compliant across design/appearance (b,c,g), landscape/amenity (f), access/parking (h,i), sustainability (n), biodiversity (d) via conditions securing materials, levels, parking, planting, energy.
Environment Policy 4
Protects biodiversity including protected species/habitats. Addresses house martin nest loss (nest cups), pond/amphibians/invertebrates (method statement), lighting (sensitive scheme), secured by conditions.
Environment Policy 5 - Mitigation against damage to or loss of habitats
Mitigation against habitat loss/damage. New native planting/hedge reinstatement offsets hedge removal; pond restoration; 5-year replacement clause ensures net gain.
Transport Policy 7
Parking standards. Six spaces provided within wider landholding; retained by condition; no concerns on visibility/manoeuvrability.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Materials approval
No above-ground works shall commence until a schedule of external materials and finishes, including samples of render, stone cladding, timber detailing, roof tiles, and window frames, has been submitted to and approved in writing by the Department. The development shall thereafter be carried out in strict accordance with the approved details.
Energy statement compliance
The development hereby approved shall be carried out in full accordance with the submitted Energy Statement received 28 August 2025, which demonstrates that the dwelling will achieve a SAP rating of at least 97 (or equivalent). A post-completion Energy Statement shall be submitted to and approved in writing by the Department prior to occupation, confirming that the dwelling has been constructed to achieve the specified SAP rating.
Landscaping scheme
Prior to the occupation of the dwelling hereby approved a detailed soft landscaping scheme shall be submitted to and approved in writing by the Department. The scheme shall include native species planting, hedge reinstatement, and tree planting, together with a programme for implementation. The development shall thereafter be carried out in strict accordance with the approved details. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of any unit, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
House martin nest cups
Prior to the occupation of the dwelling hereby approved artificial house martin nest cups shall be installed on the west elevation of the dwelling in accordance with details which have first been submitted to and approved in writing by the Department.
Pond method statement
Prior to any works to clear or relocate the pond, a method statement shall be submitted to and approved in writing by the Department, detailing timing and techniques to avoid harm to amphibians and invertebrates. The works shall be carried out strictly in accordance with the approved method statement.
Lighting scheme
No external lighting shall be installed unless in accordance with a sensitive lighting scheme that has first been submitted to and approved in writing by the Department. The scheme shall accord with Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 (2023).
Parking and turning
Prior to the occupation of the dwelling hereby approved, parking and turning areas shall be provided in accordance with details which have first been submitted to and approved in writing by the Department. The approved parking and turning areas shall be retained as such thereafter.
Site levels
Prior to the commencement of the development hereby approved, details of existing and proposed site levels and finished floor and ridge heights of the dwellings, relative to a fixed Ordnance datum, shall be submitted to and approved in writing by the Department. The development shall thereafter be carried out strictly in accordance with the approved levels and retained as such thereafter.
No permitted development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2025 (or any Order revoking and/or re-enacting that Order with or without modification), no extensions or alterations to the dwelling, no outbuildings or other freestanding structures, no roof alterations (including dormer windows), and no raised platforms or balconies shall be carried out within the curtilage of the dwelling hereby approved without the prior written permission of the Department.
Materials reuse statement
No development shall commence until a Materials Reuse Statement has been submitted to and approved in writing by the Department. The statement shall confirm the stone and slate to be salvaged from the existing dwelling and set out how these materials will be incorporated into the approved development or associated landscaping, in accordance with the commitments in the Design Statement received 02 September 2025. The development shall thereafter be carried out in accordance with the approved details.
support the application
no objection subject to condition which has been imposed
no objection subject to conditions
DOI Highways Drainage initially raised concerns about surface water runoff but is now satisfied after discussions and evidence provided. DEFA Ecosystem Policy Team has no objection subject to conditions regarding house martin nests, landscaping, pond management, and lighting.
Key concern: Surface water runoff onto public highway
DOI Highways Drainage
No ObjectionWe’ve been in discussion with the Architect and are now satisfied that the proposed replacement dwelling will not result in additional surface water runoff draining onto the public highway; Allowing 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: No surface water run off to be discharged onto the highway; Applicant should be aware of and demonstrate compliance with Section 58 of the Highway Act 1986 and section 11.3.11 of the Manual for Manx Roads
DEFA Ecosystem Policy Team
Conditional No ObjectionHouse martin are amber listed on the Birds of Conservation Concern in the Isle of Man 2021 (BoCCIoM); No invasive plant species listed on Schedule 8 of the Wildlife Act 1990 should be used, or cherry laurel, buddleja, rosa rugosa, or common snowberry; The pond clearance be done in September or early October
Conditions requested: No works to commence unless a soft landscaping plan has been submitted to Planning and approved in writing. This should be accompanied by the standard condition for the replacement of any tree or shrub which dies or becomes damaged within 5 years from the date of planting; No works to commence unless details of house martin nest cups have been provided to Planning and approved in writing; No external lighting to be installed unless a sensitive 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
