1 October 2007 · Planning Committee
Proposed Dwelling At Barroose Farm, Barroose House, Barroose Road, Baldrine, Isle Of Man, IM4 6ar
The proposal involves building a modern, non-traditional two-storey dwelling designed for high energy efficiency, incorporating passive solar gain, geothermal heat pumps, solar water heating, a 2.5kW wind turbine, rainwater harvesting, and a sedum green roof, on a disused quarry site adjacent to Barroose Farm that curr…
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The principle of residential development was established and acceptable due to an extant approval in principle (05/01603/A) granted on appeal, which outweighed non-site-specific planning policies rest…
Spatial Policy 5
Requires new development including individual buildings to make positive environmental contribution, supported by Design Statement. Officer noted modern eco-design as positive contribution.
General Policy 3
Restricts development outside zoned areas except specified exceptions including previously developed land where redundant buildings harm landscape and redevelopment improves it. Site qualified via extant AIP despite not fitting exceptions perfectly.
Housing Policy 4
New housing primarily in zoned areas or exceptional countryside cases. Principle accepted via AIP; not a strict fit but outweighed by site-specific approval.
Housing Policy 14
For replacement dwellings, limits size/siting but allows innovative high-quality modern designs with less visual impact. Though not replacement, aspirations applied to approve modern eco-design.
Environment Policy 4
Alternative energy judged against environmental policies; wind/tide/solar require EIA but domestic turbines unlikely to need one. Environmental statement sufficient; details conditioned.
Residential Policy 1 of Laxey and Lonan Area Plan Order 2005
Residential only in designated areas. Site in open space/agricultural; policy outweighed by AIP.
Policy L/OSNC/PP/1 (Laxey and Lonan Area Plan)
Presumption against development in open space. Overridden by AIP site-specific merits.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to drawing no.s K056/P/10-01, K056/P/10-02, K056/P/10-03, K056/P/10-04 and K056/P/12-01 date stamped the 4th May 2007.
Removal of existing buildings
Prior to the commencement of development all existing buildings contained within the application site must be taken down and removed from the site in their entirety.
Wind turbine and solar panels details
Prior to the commencement of development details of the wind turbine and free-standing solar panels must be submitted to and agreed by the Planning Authority.
Landscaping scheme
Prior to the commencement of development a scheme of landscaping that includes indications of all existing trees and hedges within the site and details of any to be retained together with measures for their protection during the course of construction must be submitted to and agreed with the Planning Authority. Such scheme must include a plan that indicates the location of and allocates a unique reference number to each existing tree to be retained on the site which has a stem with a diameter, measured over the bark at a point 1.52m above ground level, exceeding 79mm. Prior to the commencement of any works relating to the agreed scheme, each tree must be clearly marked with its unique reference number. All planting, seeding or turfing comprised in the agreed scheme must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Approve
Express support for the development
Support for green initiatives; proposed dwelling will not be conspicuous
Mixed responses to application 07/00888/B including support from Lonan Parish Commissioners and Andrew Jessopp, conditional comments from utilities, concerns from SPMC&E and neighbours, and refusal recommendation from Fire Service due to inadequate fire escape.
Key concern: proposed first floor bedrooms are inner rooms and escape in case of fire is via a habitable room which is inherently unsafe
Andrew Jessopp
No ObjectionI have no objection to the principle of this brown field development.; I supported the approval in principle application and consider the proposal an innovative and acceptable design for the location; The intention to reduce carbon emissions by the use of renewable energy sources and to utilise grey water is commendable and fits with the policies of the draft strategic plan.
Conditions requested: condition that requires the parking area to be a grass crete/permeable construction rather than tarmac
IoM Water Authority
Conditional No ObjectionSee Note (2)
Conditions requested: condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws; For single connections to a water main (i.e. a single dwelling) the applicant should contact loMWA Customer Services, tel. 69 59 49
Manx Electricity Authority
Conditional No ObjectionSee Note 3
Conditions requested: condition of planning be that the applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.; If the applicant requires to connect any private generation to the M.E.A. electricity supply they must make an application to the M.E.A. as soon as possible.
Society for the Preservation of the Manx Countryside & Environment
SupportWe support the ‘Green’ initiatives here; the modern design reflects this approach and, as sited, will not be conspicuous.
Ian and Mary Sims
ObjectionThe submitted drawings do not clearly demonstrate how it is proposed to build up the levels to the front of the dwelling or its relationship with our property.; we are concerned that the proposals do not address this matter and will require a subsequent planning application to resolve and further increase the building height above our property.
Lonan Parish Commissioners
Supportthe board has recommended approval of the above Planning Application
Isle Of Man Fire And Rescue Service
ObjectionRecommend refusal as proposed first floor bedrooms are inner rooms and escape in case of fire is via a habitable room which is inherently unsafe.
The original application (05/01603) for approval in principle to erect a two-storey detached dwelling replacing redundant agricultural storage sheds at Barroose Farm, Lonan, was refused by the Planning Committee under countryside policies in Circular 1/88 and the Laxey and Lonan Area Plan Order 2005. The appellant argued for an exception due to removal of poor-quality sheds, eco-friendly design, integration with nearby dwellings, and precedents. The inspector concluded no valid reasons justified overriding countryside policy and recommended dismissal. The Minister disagreed, finding site-specific factors (redundant buildings' negative impact, quarry site's suitability for screened eco-dwelling, adjacency to existing houses) warranted an exception, granting approval in principle subject to reserved matters and conditions.
Precedent Value
This appeal demonstrates Ministers can allow countryside dwellings where unique site factors (redundancy of structures, topography for screening, innovative low-impact design) cumulatively justify policy exception, even against inspector recommendation; future applicants should emphasise combined material considerations over standalone eco-claims.
Inspector: David G Hollis
