10 August 2021 · Delegated - Principal Planner (Chris Balmer)
Corlea Farm, Corlea Road, Ballasalla, Isle Of Man, IM9 3ba
The proposal involves converting two stone farm outbuildings (Building A into a 1-bedroom unit and Building B into a 2-bedroom unit) at Corlea Farm on Corlea Road, Ballasalla, without altering their footprints, heights, or overall character, using replacement windows, new openings, and rooflights while retaining stone …
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The officer noted that while the principle of converting redundant rural buildings to tourist use was supported in the previous application (PA 20/01398/B), that scheme was refused due to unacceptable…
General Policy 3
Permits conversion of redundant rural buildings of architectural/historic interest outside development zones. Officer assessed the stone buildings as structurally capable, redundant, and the proposal as retaining original character without extensions, satisfying exception (b) linked to HP11.
Environment Policy 1
Protects countryside from adverse development unless overriding need. Conversion accepted exceptionally as it preserves historic buildings, reduces built form via demolition, and supports tourism without landscape harm.
Environment Policy 16
Allows reuse of rural buildings for tourism if redundant, intact, no extension/adverse change to character, no traffic/dispersal issues, and benefits outweigh impacts. Buildings demonstrated redundant; no footprint/height changes; sensitive works retain fabric; no replacement farm buildings needed; bat survey supports low impact.
Housing Policy 11
Sets criteria for rural building conversions including redundancy, intact structure, historic interest, no adverse extensions, and original materials. Applied to tourist use; officer confirmed all criteria met on exceptional basis, with retention of stone/slate and no character harm.
Strategic Policy 8
Supports tourist development using existing built fabric without adverse environmental/highway impacts. Proposal reuses traditional barns near rural attractions with no objections from highways or ecology.
Business Policy 11
Applies countryside policies equally to tourism; permits under ENV16. Officer gave full weight to protective policies but found compliance.
Business Policy 12
Permits redundant rural building conversions to tourism per HP11. Design aligns with HP11 criteria.
Business Policy 14
Encourages quality self-catering in barn conversions complying with GP3/BP11/12. Proposal fits as sensitive barn conversion.
Transport Policy 4
Requires safe highway access for generated traffic. Existing lane access adequate; Highway Services do not oppose.
Environment Policy 4
Protects habitats and protected species. Bat survey showed no roosting evidence; DEFA confirmed no further assessment needed.
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.
Retention of stone outbuildings
With exception to those development works hereby approved the two stone outbuildings (building A and building B) shall be retained in full. Reason: In the interest of preserving the historic interest of the original barn buildings and the development has been considered on an exceptional basis against Environment Policy 16 and Housing Policy 11.
No future 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(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
no objections
Do not oppose
no interest
suitable level of assessment undertaken; Manx Bat Group report all in order; development can proceed with no further assessment for bats required
Multiple consultees including DEFA Ecosystem Policy, Highways, Flood Risk Management, and Malew Parish Commissioners raised no objections to the conversion of farm buildings into tourist accommodation, with Ecosystem Policy satisfied on bats but requesting conditions for House Sparrow mitigation.
Key concern: potential for roosting bats and active House Sparrow nests
Ecosystem Policy Officer (DEFA)
Conditional No Objection"We are unable to tell from the information provided whether the buildings have potential for bats"; "bat surveys should be undertaken in accordance with the Bat Conservation Trusts Bat Surveys for Professional Ecologists - Good Practice Guidelines (3rd Edition 2016)"
Conditions requested: prior to determination of the application a preliminary assessment for roosting bats be undertaken by a suitable qualified ecological consultancy
Ecosystem Policy Officer (DEFA)
Conditional No Objection"The Ecosystem Policy Team can confirm that a suitable level of assessment for bats has been undertaken by the Manx Bat Group and their report dated 30th June 2021, is all in order."; "House sparrows are protected under Schedule 1 of the Wildlife Act 1990"
Conditions requested: should any bats, or evidence of bats be seen within the property during the course of development, work must stop and advice be sought from the Ecosystem Policy Team, DEFA, or from the Manx Bat Group Help Line 07624 366177; a condition on approval for at least 2 House Sparrow Nest Terraces to be erected on the northern elevation of the buildings, as mitigation for the loss of house sparrow nest sites; no external works should take place until the House sparrows have finished nesting and the young have fledged
Malew Parish Commissioners
No Objection"Malew Parish Commissioners have no objections to the following Planning Applications."; "21/00420/B Corlea Farm, Corlea Road Conversion of existing farm buildings into two tourist accommodation units"
Department of Infrastructure (DOI) Highways Division
No Objection"Do not oppose"; "After reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking."
Department of Infrastructure (DOI) Flood Risk Management Division
No Comment"NFRMI"; "No Flood Risk Management interest"
Department of Infrastructure (DOI) Highways Division
No ObjectionHighway Services note the additional information uploaded on 20 July 2021. We continue to not oppose this proposal.
