5 February 2021 · Delegated - Head of Development Management (Stephen Butler)
Croft Cottage Adjacent To Field 414316 & 414317 Ballakillowey Road Colby Isle Of Man
The site is a small parcel of land on the western side of Ballakillowey Road in Colby, containing a detached monopitch stone building (8.6m x 5.1m, 4m high at front) that was formerly a croft cottage now redundant for agricultural or residential use.
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The proposal was approved because the building is redundant for its original agricultural purpose due to its limited size and openings, structurally capable of conversion as confirmed by an engineer's…
Housing Policy 11
Requires conversion of rural buildings to dwellings only where redundant, structurally capable, of architectural/historic/social interest, large enough for satisfactory dwelling with modest extension not harming character, compatible with surroundings, and re-establishing original appearance using matching materials. Officer assessed the building meets all criteria: redundant croft cottage, structurally sound per engineer's report, historic as part of group visible from footpath, modest extension differentiated and <50% floor area, compatible uses, roof reinstatement to original pitch with natural slates.
Environment Policy 16
Permits reuse of rural buildings for tourist/small-scale uses where redundant, structurally capable, preserves fabric of interest, accommodates new use without adverse change to appearance/character, no unacceptable traffic, and no dispersal harming settlements. Officer found building redundant, capable of renovation, preserves interest via minimal changes reinstating character, no traffic issues per Highways, and compatible with rural/residential mix.
General Policy 3
Presumes against development outside zoned areas except conversion of redundant rural buildings of value (cross-ref HP11). Site unzoned countryside; conversion qualifies under exception (b).
Strategic Policy 1
Encourages optimising redundant buildings. Proposal reuses derelict structure efficiently.
Environment Policy 1
Protects countryside; no overriding need required as conversion exception applies.
Environment Policy 4
Protects species/habitats; no issues identified, though trees noted separately.
Environment Policy 7
Protects watercourses (small stream/pond nearby); no adverse impact demonstrated.
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.
No further permitted development
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 to the dwelling, no window replacement, no walling or fencing and no garages shall be erected within the curtilage of the accommodation hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department. Reason: to control development in the interests of the amenities of the surrounding area and to ensure that the conversion continues to accord with Housing Policy 11 and Environment Policy 16.
Use clarification
The converted building may be used for either tourist or residential accommodation. Reason: to clarify the extent of the approval.
Tree protection for access
Prior to the creation of any hard surfacing between the parking spaces and the building, as shown in drawing P/10-01A there must be approved in writing by the Department further details of how this access will be installed with particular attention to the proximity of the adjacent trees as the route shown in this drawing encroaches into the canopy spread of these trees and if the access involves any excavation, this could interfere with the root systems of these trees. If any excavation is proposed a Tree Protection Plan must also be submitted and approved prior to the undertaking of any work regarding this access and the development must be undertaken in full accordance with the approved details. Reason: to ensure that the development does not adversely affect the existing trees on site.
support the application
no significant negative impact on highway safety, network efficiency and/or parking; changes to vehicular access already approved; suggest secure bicycle parking and electric vehicle charging point
Arbory and Rushen Parish Commissioners supported the application, while Highway Services raised no objection subject to conditions on parking and access.
Arbory and Rushen Parish Commissioners
SupportThe following applications were considered and supported by the Board.; b) 20/01442/B Croft Cottage Adjacent To Field 414316 & 414317 Ballakillowey Road. Conversion & extension of cottage to form self-contained tourist unit.
Highway Services
Conditional No ObjectionHighway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking; adequate parking shown to meet the Strategic Plan minimum car parking standard of two spaces with space to turn to allow entry and exit in a forward gear; Bicycle parking should be provided in a separate, covered and secure facility and an electric vehicle charging point considered to aid sustainable travel and low emission objectives.; Accordingly, Highway Services raise no opposition subject to conditions being applied for the access lane and parking layout to accord with Drawing No. P/10-1 Rev A and details for bicycle parking provision.; Recommendation: DNOC
Conditions requested: access lane and parking layout to accord with Drawing No. P/10-1 Rev A; details for bicycle parking provision in a separate, covered and secure facility; electric vehicle charging point considered
