25 September 2015 · Planning Committee
Cottage, Ballacosnahan, Patrick Road, Patrick Village, Isle Of Man, IM5 3aw
Ballacosnahan Farm Limited proposed demolishing the derelict Ballacosnahan Cottage farmhouse and replacing it with a new single-storey agricultural building measuring just under 30.5m long, 12.1m wide, and 5.9m ridge height, using masonry walls, timber Yorkshire boarding, and fibre cement roofing, for use as a lambing …
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The officer determined the proposal accords with General Policy 3(f) and Environment Policy 15 as the agricultural need outweighs countryside protection policies, evidenced by the farm's 60-year famil…
General Policy 3
Permits agricultural buildings essential for agriculture outside zoned areas. Officer applied paragraph (f), finding the lambing shed justified by farm revitalisation needs outweighing countryside restrictions.
Environment Policy 1
Protects countryside unless overriding national need with no alternative. Agricultural need deemed sufficient, with limited landscape harm due to screening.
Environment Policy 2
Prioritises landscape character in AHLV unless no harm or essential location. Building sited with existing group, not visible publicly, deemed sympathetic.
Environment Policy 3
Prevents unacceptable woodland loss. DEFA confirmed no impact on unlicensed trees post-site visit.
Environment Policy 15
Requires agricultural need, siting near building groups, appropriate scale/form/materials. Need accepted, sited centrally screened, design functional and typical.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Demolition timing
Demolition or clearance works may only take place between the months of September to February.
Tree protection
Prior to any excavation or construction on site 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) must be erected around any existing trees shown on drawing number Planning 02 to be retained. 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.
Agricultural use restriction
Should the building hereby permitted, no longer be used or required for its approved purpose it shall be removed and the site restored.
no objection
do not oppose
DEFA Biodiversity recommended bat and owl surveys prior to demolition due to potential roosts in old farm buildings; Patrick Parish Commissioners stated no comment on the application and amended plans.
Key concern: bat and owl roost potential requiring surveys and mitigation
DEFA Biodiversity
Conditional No ObjectionI recommend that a survey is made for bats and owls (the latter depending on whether there is access to birds), covering both of these adjacent sites. If signs of use are found, then mitigation should be proposed.; I must also point out that if birds nest in the building to be removed and if demolition is planned during the nesting period of those species, then the birds should be excluded prior to nesting activity. If this is not possible then the demolition should be undertaken at a period when they are not nesting there.
Conditions requested: survey for bats and owls covering the old farmhouse and adjacent barn; mitigation proposed if signs of use found; birds excluded prior to nesting or demolition outside nesting period
Patrick Parish Commissioners
No Commentno comment, or no further comment, would be made
Patrick Parish Commissioners
No Commentno comment would be made to the respective amended plans
