25 July 2023 · Planning Committee
Ballashamrock Farmhouse, Port Soderick Glen, Port Soderick, Isle Of Man, IM4 1be
The proposal involves demolishing Ballashamrock Farmhouse, a Manx stone annex attached to the rear of the historic Ballashamrock House on a farmyard site in the countryside near Port Soderick, and erecting a new detached dwelling approximately 3.6m south of an existing barn, with an indicative footprint shown but all s…
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The officer determined that the proposal fails Housing Policy 12 because the existing Ballashamrock Farmhouse annex is of architectural and historic interest as part of a high-status quaterland farmho…
Housing Policy 12
Requires replacement of countryside dwellings generally permitted unless abandoned or of architectural/historic interest and capable of renovation. Officer assessed the annex as integral to historic Ballashamrock House (present since 1842), recently occupied (no abandonment), capable of renovation (lived in past 10 years, no structural survey proving otherwise), and of architectural/historic interest per Registered Buildings Officer, failing both tests (a) and (b).
General Policy 3
Permits development outside zoned areas only in exceptions including replacement dwellings (cross-ref HP12-14). Proposal fails as it creates an additional countryside dwelling (Ballashamrock House remains), not a true replacement; prior history (PA 13/91030/B) showed annex not intended as independent unit.
Housing Policy 18
Loss of habitable housing not approved without proof it cannot be made fit at reasonable cost or firm replacement proposals. No structural info provided despite recent occupancy; approval in principle lacks firm replacement plans, failing policy tests.
Housing Policy 13
Applies to abandoned rural dwellings capable of renovation with intact fabric. Not applicable as no abandonment established under HP12 criteria.
Environment Policy 1
Protects countryside from adverse effects unless overriding need. Bat impacts acceptable per survey, but full biodiversity/habitat loss unassessed due to reserved matters.
No significant negative impact upon highway safety, network functionality and/or parking. Further details necessary at REM stage.
No objection to the application.
Bat survey report in order. Recommend demolition outside hibernation period, pre-demolition bat checks, and bat box enhancements.
Registered Buildings Officer recommends refusal due to the historic and architectural value of the farmhouse wing proposed for demolition. Other consultees raise no objections or provide advisory comments on highways, ecology, environmental protection, and parish level.
Key concern: demolition of part of historic quaterland farmhouse of architectural and historic interest
Registered Buildings Officer
ObjectionRecommendation Refuse; the building proposed to be demolished, is of architectural and historic interest, is capable of renovation and therefore does not meet the policy requirement and should be refused.
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.; Further details will be necessary at REM stage for approval, including any alterations to access, layout for car parking and turning, servicing, such as waste bins and collection; installation of bicycle storage and consideration for an electric vehicle charging point.
Ecosystem Policy Team
Conditional No Objectionno evidence of bats within the building that is to be replaced, and low potential for bats; no mitigation measures we recommended apart from that the demolition should take place outside of the bat hibernation period (Late October -early March) and therefore we recommend that this is secured via condition.
Conditions requested: demolition should take place outside of the bat hibernation period (Late October - early March); checks for bats are made prior to demolition, whatever time of year the demolition is planned for
Environmental Protection Officer
No Commentapplicants will need to consider the following foul drainage provisions when applying for full planning approval in the future.; If it is discharging or the applicants wish to change/upgrade the current infrastructure with a discharge to the watercourse they will need to apply for a discharge license
Braddan Commissioners
No ObjectionThe Commissioners discussed the following planning applications at their meeting yesterday and had no objections to any of them
Isle of Man Natural History and Antiquarian Society
Objectionthe Society has to object to the application.; should only be considered on the basis of a detailed proposal.; the Registered Buildings Officer and Manx National Heritage should be given the opportunity of examining the site.
