13 November 2024 · Planning Committee (signed by Presenting Officer P Shen; decision notice by Director of Planning and Building Control J Chance)
Ballawyllin Farm, Peel Road, St. Johns, Isle Of Man, IM4 3ne
The proposal involves renovating a derelict traditional Manx-style stone barn (approx. 76m²) at Ballawyllin Farm by repairing its four intact stone walls up to eaves level, adding a new natural slate roof, uPVC casement windows, and a 35m² rear extension finished in matching natural stone cladding to create self-contai…
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The officer assessed the principle of development in countryside under General Policy 3(b), confirming the barn is redundant as traditional Manx stone barns cannot accommodate modern machinery or anim…
General Policy 2
Requires design respecting site character and surroundings (b,c,g), protecting amenities (g,h), highway safety/parking (h,i), services (j), and no prejudice to adjoining land (k). Officer found proposal respects barn character, no amenity/highway harm, parking available, services feasible due to proximity to dwelling.
General Policy 3
Exception for redundant rural buildings of architectural/historic value. Officer confirmed redundancy (unsuitable for modern agriculture) and value (Manx stone barn features), enabling countryside development.
Environment Policy 1
Protects countryside 'for its own sake'; assumption against development. Proposal accepted as reusing valued redundant building without adverse countryside impact.
Environment Policy 16
Requires redundant intact rural buildings for tourist use with no/minimal extension, no character change, acceptable traffic, no town centre harm. Met redundancy/intactness/traffic/scale tests; extension (35m²) accepted despite policy preference for none as it matches and retains character, per balancing with HP11.
Housing Policy 11
Strict tests for rural building to dwelling conversion: redundant, intact, valued, minimal extensions not harming character, compatible use/services. All met; small extension justified as subordinate/matching; applied to tourist (residential-like) use.
Business Policy 11
Sustainable tourist development protecting countryside; references ENV16. Compliant via rural diversification without countryside harm.
Business Policy 12
Conversion of redundant rural buildings to tourist use per ENV16/HP11. Directly applicable and met.
Business Policy 14
Quality countryside accommodation complies with GP3/BP11/12. Provided via high-standard dog-friendly tourist unit tied to farm.
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.
Materials approval
The materials and finishes used in the renovation must match those specified in the drawing no. 04 Rev B, which has been received on 7th October 2024. Reason: To preserve the character and architectural interest of the existing building.
Tree protection
No site works or clearance shall be commenced until protective fences which conform with British Standard 5837:2012 (or any British Standard revoking and re-enacting British Standard 5837:2012 with or without modification) have been erected around any existing trees, which are to be indicated on plans to be first submitted to and approved in writing by the Department. Unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for approved arboricultural or landscape works. Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.
Ancillary tourist use only
The approved accommodation can only be used as tourist accommodation ancillary to the existing dwellinghouse of Ballawyllin Farm, Peel Road, Peel. The accommodation cannot be rented out or sold separately from the existing dwellinghouse of Ballawyllin Farm, Peel Road, Peel. Reason: the application is not applying for a dwellinghouse in the countryside and the condition would ensure as such.
Maximum occupancy
No occupier shall occupy the approved building for more than 31 continuous days. Reason: the application is for a tourist accommodation and the condition ensure the use remain as a tourist accommodation.
does not oppose; no significant negative impact upon highway safety, network functionality and/or parking
trees are diseased ash trees and therefore their removal considered acceptable
DEFA Biodiversity requests conditions for tree replanting, Precautionary Working Method Statement for bats and birds, and mitigation features; Highways has no objection with advisory comments; DEFA Forestry does not object to tree removal due to ash dieback.
Key concern: loss of mature trees requiring mitigation by replanting more trees than lost
DEFA Biodiversity
Conditional No ObjectionThe loss of the mature trees should be mitigated by new broadleaved tree planting, and a plan detailing the location, number and species to be used for replanting, should either be provided prior to determination, or secured as a condition on approval. More trees should be replanted than are to be lost, because of the ecological value of mature trees.; a condition is requested for no works, including ivy and tree removal, to take place unless a Precautionary Working Method Statement (PWMS) for roosting bats and nesting birds, written by a suitably qualified ecological consultancy, has been provided to Planning and approved in writing. This PWMS must then be followed throughout construction.
Conditions requested: loss of mature trees mitigated by new broadleaved tree planting (more trees replanted than lost), with plan detailing location, number and species either prior to determination or as condition; no works including ivy and tree removal unless Precautionary Working Method Statement (PWMS) for roosting bats and nesting birds by suitably qualified ecological consultancy provided to and approved in writing by Planning, then followed throughout construction; loss of any roost or nesting spaces mitigated by provision of bat and bird boxes/bricks on site
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.; The Applicant is advised to consider installing enclosed and secure storage for cycle parking and an electric vehicle charging point to aid Active Travel and net zero objectives.
DEFA Forestry
No ObjectionThe tree affected by this development are ash trees that are suffering with ash dieback and are in decline. If the Directorate received an application to remove these tree we would likely issue a licence under the Tree Preservation Act. In light of this, the department does not object to this application.
