10 August 2022 · Planning Committee
Croit E Kirkjufal, Ballakillowey Road, Colby, Isle Of Man, IM9 4bw
The proposal involves restoring a derelict two-storey farmhouse and two stone barns using lime mortar repointing, lime render, natural slate roofs, and timber-framed single-pane windows, connected by a single-storey flat-roofed timber-clad 'green roof' extension (89sqm, 29% of existing 304sqm floor area) to create a mo…
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The principle of reinstating the derelict farmhouse and redundant barns was accepted based on prior approvals (PA 14/01420/B and PA 19/00966/B) and supported by Housing Policies 11 and 13, which allow…
Housing Policy 11
Permits conversion of redundant rural buildings of architectural/historic/social interest if substantially intact, structurally capable, large enough for dwelling with modest subordinate extension not adversely affecting character, compatible with surroundings, and serviced satisfactorily. Officer found buildings meet criteria, extension is 29% of existing floor area and subordinate, using sympathetic materials to retain interest.
Housing Policy 13
Allows reinstatement of abandoned rural dwellings if substantially intact (3 walls to eaves), usable track access, and services available; extensions <50% floor area if subordinate. Buildings exceed intactness threshold per prior structural report; new access/track meets requirement with better visibility; extension 29% compliant.
General Policy 2
Requires development to respect site/surroundings in siting, scale, form, design, landscaping. Proposal's design (timber link contrasting stone, flat roof below eaves, green roof) ensures subservience, improves amenity/views, controls materials/boundaries/future PD.
General Policy 3
Presumption against countryside development unless overriding need; supports conversion/reuse of redundant rural buildings. Principle established by priors; reuses derelict fabric without countryside harm.
Environment Policy 1
Protects countryside/ecology unless overriding need. No adverse effect as retains fabric, adds enhancements; no flood risk.
Environment Policy 4
Protects ecology/habitats. PEA mitigation for protected species (lizards, birds, bats) secured by condition; no net loss.
Environment Policy 5 - Mitigation against damage to or loss of habitats
Protects important habitats. Site in Area of Ecological Importance - Draft; green roof/native planting/invasive control enhance value.
Transport Policy 4
Highways must accommodate development safely. New access improves visibility, reduces hedgerow loss; DOI no objection.
Transport Policy 7
Parking per standards (2 spaces/unit). Provides 4 spaces + garage exceeding requirement.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Ecological mitigation scheme
The development hereby approved shall be carried out in strict accordance with the submitted mitigation scheme detailed in 5.1 of the Preliminary Ecological Appraisal (Pages 31 - 33) prepared by Katy Watson Consulting's and dated 11 July 2022, to provide appropriate mitigation for ecological species within the site and immediate locality.
Native tree planting
Notwithstanding the provisions of the Mitigation detailed in 5.1 of the PEA, all new and replacement tree planting which is carried out as mitigation to replace trees or boundaries removed as part of the development shall be native species.
Invasive species control plan
Within 6 months of the date of the approval hereby given becoming final, an on-site Montbretia, Spanish bluebell and Cotoneaster Control Plan which sets out measures to remove and prevent the spread of these non-native invasive plant species shall be submitted to and approved in writing by the Department. The development shall not take place other than in accordance with that Plan.
Access, parking and turning
The development hereby approved shall not be occupied or operated until the access/driveway, parking and turning areas have been provided in accordance with the approved plans (Drawing Nos. 09 and 10). Such areas shall not be used for any purpose other than for access, parking, and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Landscaping scheme
No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Planning Department and these works shall be carried out as approved. Details of the landscaping works include, but not limited to, details of landscaping/pedestrian paths to the front of the dwelling. All further planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, 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. Details of the hard landscaping works include footpaths and hard surfacing materials which should be dark in colour. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwellings hereby permitted.
Roadside boundaries
No development shall take place until further details of the roadside boundaries have been submitted to and approved in writing by the Planning Department. Such detail should include existing and proposed roadside elevation drawings and existing and proposed sectional drawings, and shall clear details works to be carried out on the boundaries. These works shall be carried out as approved and thereafter retained as such.
No enclosures without approval
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 fences, gates, walls or other means of enclosure shall be erected or placed within the curtilage of the dwelling house without the prior written approval of the Department.
No extensions or structures without approval
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) there shall be no extension, enlargement or other alteration of the dwelling hereby approved, nor the erection of any free-standing structure within its curtilage (including any garage, shed or greenhouse) without the prior written approval of the Department.
Materials approval
All external facing materials shall remain as shown on the plans and specified within the list of external finishes on the Planning Statement and submitted Drawings, 13. 14 and 15, received 13 May 2022. No new types of materials shall be added to the external elevations of the development, hereby approved.
New access lane boundaries
No development shall take place until further details of the new access lane boundaries through Field 410112 have been submitted to and approved in writing by the Planning Department and these works shall be carried out as approved and thereafter retained as such.
No significant road safety or highway network efficiency issues; no opposition subject to access per drawings 09 and 10.
PEA satisfactory; mitigation in 5.1 acceptable subject to conditions; native tree planting and invasive species control plans required.
Requests bat/nesting bird assessments per Environment Policy 4 and Wildlife Act 1990.
No objections.
Supports renovation using sustainable methods like lime pointing; new access improves safety; good example of rehabilitating Manx farmsteads per Housing Policy.
DEFA Biodiversity confirmed the ecology report is satisfactory and requested conditions for mitigation measures, native tree planting, and invasive species eradication; Highways raised no objection subject to access arrangements as drawn; other consultees including parish commiss…
Key concern: potential offence under Wildlife Act 1990 and no net loss for biodiversity
DEFA
Conditional No ObjectionI can confirm that Katy Watson Consulting’s Preliminary Ecological Appraisal (PEA) for Croit-E-Kirkjufal, dated 11 July 2022, is all in order; In order to ensure that an offence is not committed under the Wildlife Act 1990 and that there is no net loss for biodiversity on site
Conditions requested: mitigation measures detailed in 5.1 of the PEA are secured as a condition on approval; native tree planting plan be submitted to Planning for written approval; eradication plan for invasive species (Spanish bluebell, cotoneaster, montbretia) to be provided to Planning for written approval
Highways Development Control
Conditional No ObjectionThe proposal raises no significant road safety or highway network efficiency issues; Recommendation: DNOC
Conditions requested: all access arrangements to accord to drawing No. 09 and 10
Manx National Heritage
Conditional No ObjectionDerelict buildings, in the countryside, are known to provide ideal habitat for roosting and nesting bats and birds
Conditions requested: prior to determination of the application a preliminary assessment for roosting bats be undertaken; Bat surveys should be carried out in accordance with the Bat Conservation Trusts Bat Surveys for Professional Ecologists - Good Practice Guidelines (3rd Edition 2016); check must be carried out prior to any works for nesting birds
Arbory and Rushen Parish Commissioners
No ObjectionNo objections were raised
Arbory and Rushen Parish Commissioners
SupportThe following applications... were supported by the Board
Isle of Man Natural History and Antiquarian Society
SupportIsle of Man Natural History & Antiquarian Society therefore wish to record their support for this application; tree planting may look out of place
