19 December 2022 · Delegated - Principal Planner (Jason Singleton)
Ballacallin Beg Cottage, Foxdale Road, Garth, Crosby, Isle Of Man, IM4 2hn
The application seeks approval for changes made during construction of Ballacallin Beg Cottage, the larger northern dwelling from a 2018 permission (PA 18/00718/B) that converted and rebuilt a traditional Manx cottage and attached barns into two homes.
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The officer considered the amendments as minor material changes to the established 2018 permission for two dwellings, focusing solely on visual impact and neighbour amenity since the development princ…
General Policy 2
GP2 (b,c,g) requires development to respect landscape character, building design/appearance, and residential amenity. Officer assessed amendments as enhancing the cottage's appearance (replacing modern garden room with gable, adding overhanging roof/pillars, refining rooflights, rear dormers in keeping), not harming open countryside character due to site's low prominence, and maintaining acceptable overlooking of neighbouring barn conversion.
Housing Policy 11
HP11 permits conversion of rural buildings of interest with modest subordinate extensions that do not adversely affect character. Though primarily for the 2018 permission, officer noted amendments respect this by using changes that improve traditional form without altering scale, height, or materials materially.
Housing Policy 15
HP15 allows extensions to traditional rural properties if respecting proportion, form, and appearance, limited to 50% floorspace increase. Amendments deemed compliant as minor (e.g., dormers, gable), enhancing design without exceeding limits or harming character.
Read in conjunction with prior permission
This approval relates to Ballacallin Beg Cottage and should be read in conjunction with permission 18/00718/B which still applies to the second dwelling approved on the wider site.
no objections
no objections
no interest
DEFA Ecosystem Policy Unit requests specific conditions regarding invasive plant removal, native species replacement, and bat surveys due to potential roosts in buildings; all other consultees (Marown Parish Commissioners, DOI Flood Risk Management, DOI Highways) have no objections or interest.
Key concern: potential for bats within the old stone buildings
DEFA Ecosystem Policy Unit
Conditional No Objection"Griselinia is a Schedule 8 Part II Invasive plant, and therefore we request that a condition is secured for Griselinia to be removed from the planting list."; "prior to further works a thorough search of the building for bats be made"; "Bats are listed on Schedule 5 of the Wildlife Act 1990; they are protected by law"
Conditions requested: Condition secured for Griselinia to be removed from the planting list; Replaced with a native hedging species such as hawthorn; Ash should be replaced with alternative native tree species; further oak tree whips could be included, or crab apple or elder; Prior to further works a thorough search of the building for bats be made, investigating all external holes, crevices or loose tiles, as well as roof voids if present; If bats are known to roost or evidence discovered, all work must stop and advice sought from Ecosystem Policy Team or Manx Bat Group
Marown Parish Commissioners
No ObjectionThe Commissioners have NO OBJECTION to the following applications: ... 21/00386 - Amendments to approval at Ballacallin Beg Cottage, Foxdale Road, Garth
Marown Parish Commissioners
No ObjectionThe Commissioners have NO OBJECTION to the following applications: ... 21/00386 - Amendments to Residential at Ballacallin Beg Cottage, Foxdale Rd, Garth
Department of Infrastructure Flood Risk Management Division
No CommentNFRMI - No Flood Risk Management interest
Department of Infrastructure Highways Division
No CommentNo Highways Interest; NHI on 10.05.2021
