11 March 2008 · Planning Committee
Ballaquiggin, Track From Ballnahow Road To Ballaquiggin, Balnahowe, Santon, Isle Of Man, IM4 1hw
The proposal sought approval in principle to demolish two dwellings (converted barns) and a stable block at Ballaquiggin Farm, retain and repurpose two farmhouses as staff and guest accommodation, build a new large main house with gym, swimming pool and garage, erect entrance gates, and add a gate lodge at the site ent…
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The Planning Committee refused the full application solely because 'the proposed gate lodge would be constructed on an area of land that has not been previously developed and as such this element of t…
General Policy 3
Restricts development outside zoned areas except specific countryside exceptions like replacement dwellings (HP12-14), redundant building conversions (HP11), or previously developed land where redevelopment improves landscape. Main proposal qualified under previously developed land exception (complex of buildings) and replacement dwellings, but gate lodge on undeveloped land failed the test with no justifying exception.
Housing Policy 4
Limits new housing in countryside. Gate lodge treated as new dwelling on greenfield, breaching policy; main scheme distinguished as redevelopment/replacement, not new build.
Housing Policy 12
Permits replacement of existing countryside dwellings unless abandoned or of renovable historic interest. Existing farmhouses and barns habitable and in use, not abandoned; limited merit but scheme treated as compliant replacement/consolidation.
Housing Policy 14
Replacement dwellings not substantially larger than existing (50% floor area limit) unless environmental gain; innovative designs possible if high quality/low impact. Exceeded 50% justified by replacing four units with one principal plus ancillary in unsustainable spot, improving traffic/environment; detailed massing/impact deferred to reserved matters.
Strategic Policy 1
Requires best use of previously developed land, efficient sites, sustainable location. Supported consolidation on brownfield farm site, reducing units/traffic despite rural location.
Time limit for reserved matters
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters shall form the subject of a single application.
Limits to redevelopment principle
This permission relates to the principle of the redevelopment of the site to create a single large dwelling with associated accommodation for staff and guests together with access, landscaping and a new, expanded residential curtilage all within the area edged red on plan reference K139/P/10-03 received on 8th February 2008.
Footprint limits and no gate lodge
Whilst no approval is granted for the specific siting and layout shown on the illustrative plan K139/P/10-04 the overall area of the footprint of the retained and new buildings to accommodate the main house, the gym/swimming pool, the garage, the staff accommodation and the guest accommodation shall not exceed the area of the built development shown on the plan. No approval is specifically granted to either the extent of the residential curtilage as shown on the submitted plans or the footprint of the proposed new buildings and no approval is granted to the introduction of a lodge at the entrance to the site.
No permitted development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting the Order) no fencing, walling or extensions shall be erected without the express consent of the Planning Authority.
Do not oppose
Appreciate applicant's predicament with too many close dwellings from farm conversions; support principle of main house and guest house redevelopment
Note received; recommend notes on electricity supply and working near cables
Interest expressed; licence required for sewage discharge
Multiple responses on application 07/02361/A include no objections from Highways and Manx Electricity Authority (with conditions), opposition to the gate lodge from Santon Commissioners, and objections from public representations citing heritage loss, drainage, and sustainability concerns.
Key concern: Gate lodge represents new dwelling in countryside
Society for the Preservation of the Manx Countryside & Environment
ObjectionTotally isolated site in flat, open, countryside and therefore totally abhorrent to the Society. We STRONGLY OBJECT.; The Glassey family, together with other potential developers, seem determined to change the character of the Ballamodha Straight from rather wild, open countryside, into a linear built-up area.; The SOCIETY OBJECTS to this proposal based on past history appertaining here.
Santon Commissioners
Conditional No ObjectionThe Commissioners are therefore opposed to the concept of a Gate House associated with this application, whether situated within or without the area of the main house and representing a new dwelling in the countryside.
Conditions requested: preserve the particular attributes of the stonework in the notable old barns and animal houses
Highways Division of the Department of Transport
No ObjectionDo not oppose
Manx Electricity Authority
Conditional No ObjectionSee Note 1&2
Conditions requested: applicant must contact the Authority; Contact the M.E.A. Network Operations Department (Tel. 687687) to discuss working practices around Cables and Overhead Lines; Contact the M.E.A. for Electrical Site Safety 5 documents (Tel. 687766); Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
Environmental Protection
No CommentSections 3 to 6 of the Water Pollution Act require a licence to be held for such discharges; If such a discharge is planned please contact myself for licence application forms. A licence will not be required if the foul discharge is to be directed to a soakaway system.
The original application sought approval in principle to demolish two barn conversions and outbuildings, incorporate two farmhouses into a large new single residence with ancillary facilities, and add entrance gates and a gate lodge at Ballaquiggin Farm, refused by the Planning Committee solely due to the gate lodge being on undeveloped land contrary to GP3 and HP4. The appellant argued the scheme supports Treasury policy to attract high net worth individuals, the site suits a substantial estate, and the gate lodge provides essential agricultural worker housing and security, compliant with policy exceptions. The council accepted the main redevelopment principle despite scale increases over 50% policy limits, given replacement of four unsustainable rural dwellings, but opposed the gate lodge as unnecessary and on greenfield land. The inspector found the main proposal acceptable despite policy conflicts on scale (HP14/15), balancing benefits of consolidation and economic policy, with minimal visual impact due to screening; however, rejected the gate lodge as an intrusive new dwelling lacking genuine agricultural need in modern context. The appeal was allowed for the main development with conditions limiting scale and requiring reserved matters, but dismissed for the gate lodge.
Precedent Value
Demonstrates split decisions viable for complex schemes; future applicants can succeed on rural mansion replacements by linking to economic policies and controlling scale, but gate lodges risky without proven functional need on previously developed land.
Inspector: Neil A C Holt
