29 April 2024 · Planning Committee
Lower Ballavarkish, Grenaby Road, Ballabeg, Castletown, Isle Of Man, IM9 4hd
The proposal involves converting three redundant stone barns (main two-storey barn, single-storey annex, and detached stable) into a four-bedroom dwelling with a small flat-roofed single-storey extension for open-plan living, a glazed link, detached garage, new driveway, landscaping, and sewage treatment works.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The site is in open countryside where development is strictly controlled, but exceptional circumstances justified approval under Housing Policy 11 as the redundant barns have architectural, historic a…
General Policy 2
Requires consideration of visual impact (b,c), neighbour amenity (g), highway safety (h,i). Officer assessed proposal as subordinate, screened, no overlooking, low-traffic access acceptable.
General Policy 3
Exceptions to countryside development. Passed via HP11 tests for redundant rural building conversion.
Housing Policy 11
Conversion of rural buildings to dwellings via strict sequential test (redundancy, intact structure, historic value, subordinate design, services). All tests passed; structural appraisal key evidence.
Housing Policy 15
Extensions to traditional countryside properties subordinate, <50% floor increase. 21% increase deemed acceptable, visually contained.
Environment Policy 1
Protection of countryside. Conversion improves derelict site character without dominating landscape.
Environment Policy 4
Wildlife conservation. Conditions secure swallow/blackbird structures, bat/bird boxes.
Environmental Policy 22
Residential amenity in countryside. No noise/privacy impact due to separation.
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 - Drawing No. 300 Proposed Elevations (dwelling). Namely: New natural slate roof (sample to be submitted for written approval); Existing natural stonework to be retained and repointed with lime mortar; Zinc gutters and rainwater pipes; Aluminium windows and doors - colour Anthracite Grey; Windows within existing openings except as shown on the approved drawings; Chimney Flue to be finished in Matt Black; Flat Roof Extension to have a single ply membrane finish in Dark Grey colour; Drawing No. 200 Proposed Garage. Namely: New natural slate roof (sample to be submitted for written approval); Existing natural stonework to be retained and repointed with lime mortar; Zinc gutters and rainwater pipes; Doors and Windows - Aluminium windows and doors. Colour - Anthracite Grey. Timber effect double garage door.
Swallow and blackbird nesting structures
To compensate for the loss of Barn Swallow and Blackbird nesting habitats, suitable structure/s for said birds must be constructed in a suitable location (for swallows see Appendix I of the submitted Ballavarkish - Preliminary Roost Assessment by Ecology Vannin dated July, 2023for examples). Prior to the commencement of development details of the proposed structure/s, including location and timing for delivery/provision shall be submitted to DEFA Planning and approved in writing. This should be a structure/s with a wooden interior and open side, providing shelter and easy access. The structure/s could be free-standing or part of the new building and should provide clear access to foraging grounds. The approved structure/s shall thereafter be retained and maintained at all times.
Bat and bird box plan
No works of development shall be undertaken on site until a bat and bird box plan has been submitted to DEFA Planning and approved in writing. Such plans shall include details of at least 2 bat boxes/bricks and at least 2 birds boxes/bricks suitable for swifts; and, one bird box suitable for a blackbird. Bat boxes should be places high up on the southern elevation and bird boxes on the north elevation, not above windows or doors.
External lighting plan
Prior to the installation of external lighting within the site, a Lighting Plan shall be submitted to and approved in writing by the Department. The lighting of the site shall be designed in accordance with the recommendations outlined in the BCT and ILP Guidance Note 8 Bats and Artificial Lighting (12th September 2018). The lighting details shall include detailed drawings of the proposed lighting columns and fittings, information about the levels of luminance and daily duration and any measures for mitigating the effects of light pollution. The development shall not be carried out other than in accordance with the approved plan, and shall be retained as such thereafter.
Drainage details
Details of foul and surface water drainage provision to serve the development, hereby approved, shall be submitted to and approved in writing by the Local Planning Authority. Such approved drainage scheme shall be installed prior to the development hereby permitted being first occupied and shall thereafter be retained and maintained at all times.
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. The Landscaping Scheme shall include details of all planting and sowing, including size, species and numbers of trees and plants, ground preparation, management and maintenance. All planting, seeding, and earth works comprised in the approved details of landscaping shall be carried out in the first planting and season (November - March) following the substantial completion of the development whichever is the sooner, and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
Native boundary hedge
A boundary hedge comprising Manx native species shall be provided to the northern and eastern boundaries of the site, details of which shall first be submitted to and approved in writing by the DEFA Planning. Such approved boundary treatments shall be planted in the first planting and season (November - March) following the substantial completion of the development whichever is the sooner, and any constituent trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, and shall thereafter be permanently retained and maintained.
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 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling, including the installation or replacement of any windows or doors, hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
No additional outbuildings or enclosures
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no garages or other free standing buildings shall be erected or enclosure, swimming or other pool, container for domestic heating purposes for storage of oil of liquid petroleum gas, or the erection of a gate, fence, wall or other means of enclosure, within the curtilage of the dwelling hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
Support the application
No significant negative impact upon highway safety, network functionality and/or parking
Highway Services has no objection to the application. DEFA Biodiversity raises concerns over inadequate ecological mitigation for lost swallow, blackbird, and potential bat roosts, requesting further details before determination.
Key concern: Inadequate ecological mitigation for loss of multiple swallow nests, blackbird nest, and potential bat roost
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 area is a low traffic rural area and the proposals are accessed off a private road then onto the public highway, both with adequate access visibility.; The Applicant is advised to consider an EV charging point on the site to aid net zero objectives for the residents.
DEFA Biodiversity
Conditional No Objectionprior to determination of this application the applicant must provide details of a new structure suitable for several pairs of nesting swallows and where this is to be provided on site.; compensatory nesting space should also be provided in the form of a blackbird nest box in an undisturbed area of the site; the landscaping should be undertaken with native or other well established species with known wildlife benefits. We would suggest that a native hedge is incorporated on site
Conditions requested: Details of a new structure suitable for several pairs of nesting swallows and its location on site prior to determination; Plans showing type and location of blackbird nest box; Native hedge incorporated on site; Conditions on approval to secure bat and bird mitigation measures and native landscaping
Arbory and Rushen Parish Commissioners
Supportthe following applications were supported by the Commissioners. ... c) 23/01192/B Lower Ballavarkish, Grenaby Road.
Isle of Man Natural History and Antiquarian Society
Objectionthe proposal seems to represent a substantial rebuild of the main barn building ( there is no obvious replication of the pattress plates in the new build and the structural assessment does not fully support renovation of this barn) and the proposed elevations with a very large amount of glazing does not maintain the character of a barn building, which is the core of the policy for renovation of disused agricultural buildings.; IOMNHAS consider that the scheme should be reconsidered.
