26 May 2023 · Planning Committee
Ballaoates Farm, Ballavagher Road, St Johns, Isle Of Man, IM4 3je
The site is part of Ballaoates Farm in a rural countryside location within an area of High Landscape or Coastal Value. The proposal demolishes low-rise single-storey agricultural outbuildings and replaces them with a 5.9m x 16.8m single-storey 'Heb-home' style timber kit extension (5.0m ridge height), linked by a flat …
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The officer assessed the proposal against countryside exceptions in General Policy 3b and Environment Policy 16, finding the existing barn redundant due to abandonment, modern farming changes, and his…
General Policy 3
Provides exceptions to countryside development including conversion of redundant rural buildings of architectural/historic value. Officer found proposal fits (b) as barn redundant and of historic interest; extension scale/siting reasonable without visual harm.
Environment Policy 1
Protects countryside for its own sake. Single-storey conversion/extension preserves character, no unwarranted development or sprawl.
Environment Policy 2
Protects character/quality of AHLV. Extension subordinate/rear-sited, timber-clad, screened; not dominant from public views.
Environment Policy 16
Requires redundant rural buildings substantially intact for tourism conversion, preserving character. Redundancy established (abandoned, unsuitable for modern agriculture); retains form, no fenestration changes; extension acceptable contrast.
Business Policy 11
Permits tourism development in countryside meeting EP16. Proposal complies via redundancy and limited visual impact.
Business Policy 12
Conversion of redundant countryside buildings to tourism if meets Housing Policy 11/EP16. Redundancy demonstrated.
Business Policy 14
Tourism in rural areas if complies with other policies. Supported by tourism strategy.
Transport Policy 4
Highway safety. No objection from Highways.
Transport Policy 7
Parking provisions. Conditioned.
General Policy 2
General development considerations including amenity. No impacts due to remoteness.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
No permitted development rights
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 development shall be undertaken under the following classes of Schedule 1 of the Order at any time: Class 13 - Greenhouses and polytunnels, Class 14 - Extension of dwellinghouse, Class 15 - Garden sheds and summer-houses, Class 16 - Fences, walls and gates, Class 17 - Private garages and car ports, Class 18 - Domestic Fuel Storage, Class 21 - Construction of decking, Class 28 - Roof lights, Class 29 - Solar Panels.
Parking and turning
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Ancillary to farmhouse, no separation
The change of use of the building and erection of an extension hereby approved shall not be occupied at any time other than for purposes incidental to the enjoyment of the residential use of the dwellinghouse, also known as 'Ballaoates Farm', and shall not be separated, sold off or occupied as an independent planning unit of the curtilage of Ballaoates Farm.
Tourist occupancy limit
Between April and September (inclusive), no person(s) shall occupy or use the accommodation for a single period or cumulative periods exceeding 28 days during those months.
External lighting
There shall be no external lighting of the development hereby approved other than in accordance with the lighting shown on the approved drawings.
Natural timber cladding
The proposed development hereby approved shall be externally cladded where shown on drawing 2 with natural timber only and retained in perpetuity.
Bat survey
No development shall commence until a bat survey has been submitted to and approved in writing by the Department. The bat survey shall identify impacts on bat species together with mitigation, where appropriate, including a timetable for its implementation. The development shall not be carried out unless in accordance with the approved details.
do not object but advise secure cycle storage and EV charging
no objection, scheme agreed to remove overhead line
support as well-designed rural accommodation supports Visitor Accommodation Transformation Strategy for diverse stock
Consultation responses include support for barn conversion from heritage with conditions on materials, no objection from highways, tourism, parish, and utilities (after objection withdrawn), bat and bird surveys requested by ecology, and drainage details required.
Key concern: loss of historic farm complex through demolition of traditional buildings
Registered Buildings Officer
Conditional No ObjectionI support the retention and reuse of the historic barn; It should not look like a brand new building which it could do if the materials and detailing are not given careful consideration; the outcome of which will result in the loss of a historic farm complex
Conditions requested: All materials should therefore be conditioned including any render or repointing; applications should really provide far more detail in relation to the works required to convert this building
Ecosystem Policy Officer DEFA
Conditional No ObjectionShould the outbuildings on the roadside of the property be scheduled for demolition/replacement in the future, it is advised that a separate survey be undertaken; survey reports are submitted prior to determination in line with best practise
Conditions requested: preliminary assessment for bats undertaken on the outbuildings by a suitably qualified ecological consultant; report detailing findings of preliminary assessment and any additional surveys with avoidance and mitigation measures submitted prior to determination; assessment for nesting birds undertaken with findings and mitigation measures included
DED Tourism Visit Agency
No ObjectionVisit Agency Officers have no objection to this proposal; Well-designed rural accommodation is important to support the strategy
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
Manx Utilities
No Objectionwe have an agreed scheme with the property owner to remove part of the overhead line away from the proposed building work. On this basis, can you please remove our objection
German Commissioners
No ObjectionMy Commissioners have no objection to the following applications 22/1450
Highways Drainage
Conditional No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986
Conditions requested: demonstrate that surface water run-off from the site will be contained within the site boundary
