24 May 2022 · Planning Committee
Ballaoates Farm, Ballavagher Road, St Johns, Isle Of Man, IM4 3je
The proposal sought full planning permission to convert existing brick-built agricultural outbuildings with corrugated roofs into two tourist accommodation units, involving roof raising, reroofing, footprint enlargement, timber cladding, enlarged windows, dormers, demolition of an annex, access alterations, 5 parking s…
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The officer assessed the proposal against Environment Policy 16 and Housing Policy 11, which permit rural building conversions only if the building is redundant, substantially intact and structurally …
Environment Policy 16
Requires rural buildings for new uses (e.g. tourist) to be redundant, structurally capable of renovation without extension/adverse character change, preserving historic fabric, with benefits outweighing redevelopment impacts if significant. Officer found proposal failed on structural proof (a), preservation of interest/character (b,c), and materials/original appearance; changes like roof raising and cladding fundamentally altered agricultural look.
Housing Policy 11
Permits rural building conversions to dwellings (analogous tests applied) if redundant, structurally sound, of interest, large enough without adverse extensions, using original materials/appearance. Proposal failed structural evidence (b), interest preservation (c), modest extension/character retention (d), and material matching; resulted in demolition/rebuild losing original form.
Environment Policy 4
Protects ecology including protected species. No bat/bird surveys provided despite DEFA request, preventing impact assessment.
General Policy 3
Presumption against development in High Landscape Value areas prioritising character protection. Site landscaping limited wider impacts, but roadside visibility relevant to design assessment.
Do Not Oppose
Do not oppose subject to condition that surface water runoff is retained within the site and not discharged onto the highway
No concerns; trees nearby could be licensed for removal if applied due to poor relationship to buildings
DEFA Biodiversity requires a bat survey prior to determination due to potential bat roosts; DOI Highways and Drainage have no objections subject to drainage condition; heritage bodies express concerns over design changes impacting historic character.
Key concern: potential bat roosts requiring survey prior to determination
DEFA Biodiversity
Conditional No ObjectionEcosystem Policy Team agree with the Manx Bat Group, that due to the potential risk to bats, a further bat survey is required.; There is potential for a bat roost to be present in the outbuildings that could be damaged or destroyed by the conversion works, which would be an offence under the Wildlife Act 1990.; 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; if evidence of roosting bats is found then further surveys will be required and a report detailing the findings with appropriate mitigation measures to ensure their protection during and after development should be submitted to Planning for written approval
DEFA Forestry
No ObjectionRegarding application 1463, I did review this application but didn’t have any concerns to raise.
Principal Registered Buildings Officer
ObjectionAmendments required; Whilst I support the principle of reusing historic farm buildings I have concerns regarding the proposals in their current form.; proposals are revised which demonstrate a more sensitive adaption of the barn
DOI Highways
No ObjectionDo not oppose; no significant negative impact upon highway safety, network functionality and /or parking
DOI Highways Drainage
Conditional No ObjectionDo not oppose subject to condition that if the buildings are converted, then surface water runoff from them is retained within the site and is not discharged onto the highway.
Conditions requested: surface water runoff from them is retained within the site and is not discharged onto the highway
