17 January 2023 · Planning Committee
Ballacroak Farm, Mullinaragher Road, St. Marks, Ballasalla, Isle Of Man, IM9 3aq
The proposal involves demolishing a traditional Manx farmhouse (227m²) and surrounding agricultural buildings on a 17ha farm holding and replacing them with a substantial contemporary dwelling featuring a traditional-style core with slate roof linked to modern sedum-roofed wings, living walls, extensive glazing, and se…
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The officer noted the proposal does not fully comply with General Policy 3 as it fails Housing Policy 12 (seeks to replace a dwelling of architectural/historic interest) and Housing Policy 14 (innovat…
General Policy 3
Presumption against development outside zoned areas except replacement rural dwellings (HP12-14). Proposal departs as does not fully meet HP12/14 but exceptionally permitted for environmental gains.
Housing Policy 12
Replacement dwellings permitted unless architectural/historic interest and capable of renovation. Farmhouse has vernacular interest but renovation uneconomic (£4,679/m²), poor SAP36/F, safety risks; tipped to replacement.
Housing Policy 14
Replacements not substantially different in size/siting unless environmental improvement; innovative designs exceptionally if high quality/no visual harm/reuse stone/slate. 872% floor increase but reduced visual mass, sedum roofs/living walls, SAP101.
Environment Policy 1
Protects countryside/ecology unless overriding need. Acceptable visual/landscape impacts, net biodiversity gain.
Environment Policy 4
Protects ecology. Surveys acceptable; 46% habitat/68% hedgerow net gain via pond/hedge enhancement.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Energy Statement
Prior to commencement an Energy Statement demonstrating SAP rating of at least 101; post-completion statement to confirm achievement.
Approved plans
Development per listed drawings/documents.
No permitted development
No extensions/sheds/fences/garages under specified classes.
Frog/lizard avoidance
Strictly per Protected Species Report sections 5.20-5.22 & 5.25-5.27.
Semi-natural habitat plan
Prior to commencement, detailed plan for tree planting/wildflower/boundary/pond.
Protective fencing
Erect/maintain fencing around hedges/sod banks.
Updated PEA if delayed
If not commenced before Winter 2022, submit updated Preliminary Ecological Appraisal.
Construction Environmental Management Plan
Pre-commencement CEMP with biodiversity protection.
Sparrow/starling nest boxes
Details of integrated nest boxes on north/west/east elevations.
Pre-demolition bird/bat checks
Ecologist checks pre-demolition; stop if present.
Bat lighting scheme
Low-level lighting per BCT/ILP Guidance Note 8.
Access/visibility
Per approved plans before occupation.
Landscaping strategy
Pre-commencement detailed strategy (no non-natives).
Materials samples
Sample panels of stonework/render pre-commencement.
Drainage strategy
Pre-demolition details of foul/stormwater/SuDS.
Additional planting
Off-site planting east of dwelling before occupation.
Heat pumps/solar details
Within 3 months of commencement.
Gate details
Pre-installation approval.
No objection subject to access/visibility details
No objection; surveys acceptable; net biodiversity gain if as-planned; conditions for ecology mitigation
No objection; note gas pipeline constraints
Support; ambitious innovative design, £6m+ investment, construction jobs, sustainability
No objection; support nest boxes; note lizard/frog disturbance risks
No objection
Isle of Man Natural History and Antiquarian Society objects strongly to the demolition and replacement citing heritage, policy non-compliance, and landscape impact; DEFA Registered Buildings Officer recommends refusal on heritage grounds; DEFA Biodiversity offers conditional no o…
Key concern: demolition of vernacular Quarterland farmstead of architectural/historic interest
Isle of Man Natural History and Antiquarian Society
Objectionthe non-inclusion of the proposed new ‘farm style’ buildings in the proposed site plan is deceptive; any proposal on this site should be based on renovation; the proposed residential curtilage therefore represents a substantial intrusion into land not allocated for development
Conditions requested: Sod banks at access per Circular 1/92 Manx Hedges; new access gates not more than 1.0m high; Permitted development rights removed
DEFA Biodiversity
Conditional No Objectionthere should be a net gain for biodiversity across the site
Conditions requested: development undertaken in accordance with avoidance measures for Common Frogs and Common Lizards (MWT Protected Species Report sections 5.20-5.22 & 5.25-5.27); detailed plan for semi-natural habitat features (tree planting, wildflower areas, new boundary features, retention pond) submitted for approval; protective fencing between construction site and boundary features throughout works; checks for nesting birds and roosting bats prior to demolition; integrated house sparrow nest boxes on north/west/east elevations at least 2m above ground; mitigation for swallows e.g. permanent entry to garage or wildlife tower
DEFA Principal Registered Buildings Officer
ObjectionAs group of Vernacular buildings representing a Quarterland farmstead which make a positive contribution to the surrounding countryside and form part of the island’s remaining vernacular building stock I can see no justification within the application for their total loss
DOI Highways Development Control
Conditional No Objectionvisibility splays fall short of 2.4m x 70m DMRB requirement (achieves 2.4m x 58.8m/65.6m)
Conditions requested: internal lane minimum width 3.5m; all access arrangements per drawing P0006; Section 109(A) Highway Agreement post-consent
Malew Parish Commissioners
No ObjectionDepartment of Enterprise
SupportThe Department wishes to extend its support for these ambitious proposals which seeks to actively regenerate and repurpose a previously developed site
