25 July 2023 · Planning Committee
Ballamona Barns, Old Castletown Road, Port Soderick, Isle Of Man, IM4 1at
The proposal involves linking the existing farmhouse to adjacent stone barns (previously approved for office conversion) with a modern single-storey timber-clad link extension spanning 20m, converting the barns to ancillary residential use including gym and recreation space, while retaining first-floor offices.
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The officer assessed the proposal against policies protecting countryside and high landscape value areas, concluding it acceptable as a conversion and extension of existing rural buildings under Housi…
General Policy 2
Requires high quality design respecting scale, character, amenity, highways. Officer found new elements subservient, well-related, screened, using quality materials matching existing, no harm to visual amenity or neighbours.
General Policy 3
Restricts countryside development except conversions of redundant rural buildings. Proposal fits as conversion/extension of existing barns/dwelling in established farmyard.
Housing Policy 4
New housing in countryside only exceptionally e.g. rural conversions. Accepted as conversion under HP11 linked to existing dwelling.
Housing Policy 11
Permits conversion of redundant rural buildings of value; further extensions not usually permitted if harming character. Barn conversion retains stonework/windows; extensions conditioned to match, preserving historic significance.
Housing Policy 15
Extensions to countryside properties only if respecting form/appearance, <50% floorspace. Extensions single-storey, modern elements distinct but subservient, total <50% existing.
Environment Policy 1
Protects countryside unless overriding need/no alternative. Proposal reuses existing buildings in farmstead, no adverse countryside impact.
Environmental Policy 22
Protects amenity from noise/disturbance. Garden room distant from neighbours, screened, incidental use only.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Materials - dwelling alterations/extensions/barn conversion
The development... shall be constructed in accordance with the following approved details as outlined on... Drawing No. 2200-PR-301 Rev. A. Namely: [detailed materials specs for stonework, bricks, windows, doors, cladding, glazing, roofing]
Materials - garage
The development for the erection of the new Garage Block... shall be constructed in accordance with the materials as outlined on... Drawing No. 2200-PR-400 Rev. A, unless otherwise agreed in writing with DEFA Planning.
Materials - garden room
The development for the erection of the new Garden Room... shall be constructed in accordance with the materials as outlined on... Drawing No. 2200-PR-401 Rev. A, unless otherwise agreed in writing with DEFA Planning.
Tree protection
Prior to the commencement... protective 'Heras' fencing as shown on the Tree Protection Plan... shall be erected around the 'Construction Exclusion Zone'... in accordance with BS5827:2012... retained throughout construction.
Biodiversity mitigation
Prior to the commencement... details of bio-diversity mitigation measures in respect of Protected Species (Bats) and nesting birds shall be submitted to and approved... implemented in full.
Drainage details
Details of foul and surface water drainage... shall be submitted... installed prior to first occupation.
No satellite dishes/solar panels
Notwithstanding... no satellite dish, or solar panels shall be attached... without prior written approval.
Single dwelling only
The development hereby permitted shall be occupied as a single dwelling only and the proposed annex accommodation; garage; garden room... shall not be occupied... other than for purposes ancillary to the residential use.
no objections
no significant negative impact upon highway safety, network functionality and/or parking
DEFA Fisheries have no concerns... from a fisheries perspective
acceptable subject to conditions for bat boxes, bird mitigation plan, and works schedule to avoid nesting birds
Highway Services, Braddan Parish Commissioners, DEFA Fisheries, and DEFA Biodiversity all raised no objections to application 22/01167/B, with DEFA Biodiversity requesting specific bird and bat mitigation conditions.
Key concern: birds are nesting on the property and will be impacted by the works
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
Braddan Parish Commissioners
No ObjectionBraddan Commissioners considered the following planning applications at their meeting on 6 October 2022 and had no objections to any of them:- PA22/01167/B
DEFA Fisheries
No ObjectionDEFA Fisheries have no concerns in relation to this development from a fisheries perspective. This is due to the nature of the nearby watercourse (ditch) which is not known to contain fish populations.
DEFA Biodiversity
Conditional No Objectionwe would welcome the inclusion of roost boxes on the south, west and east facing elevations of the barns, as an enhancement for bats; a condition is secured for a bird box mitigation plan to be provided to Planning for written approval; a condition is secured for this schedule to be provided to Planning for written approval prior to any works taking place
Conditions requested: a condition is secured for a bird box mitigation plan to be provided to Planning for written approval. The plan should contain details of the number, location and type of bird boxes/bricks to be installed on the new extensions; a condition is secured for this [works] schedule to be provided to Planning for written approval prior to any works taking place
