17 January 2023 · Committee
Ballacroak Farm, Mullinaragher Road, St. Marks, Ballasalla, Isle Of Man, IM9 3aq
This application sought permission to demolish the existing farmhouse and associated outbuildings at Ballacroak Farm, Mullinaragher Road, St Marks, Ballasalla, Isle of Man, and replace them with a new dwelling on the same site. The application was considered and approved by the Committee, with the formal decision issued on 17 January 2023. The approval was granted subject to 16 conditions. The available evidence is limited to the decision notice, so the specific planning reasons behind the approval are not fully documented here.
The application was approved by the Committee on 17 January 2023. The Department of Environment, Food and Agriculture formally determined to permit the proposal, with 16 conditions attached to the approval.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
Prior to the commencement of any works an Energy Statement shall be submitted and approved in writing by the Department (planning) which demonstrates the new dwellings has a Standard Assessment Procedure (SAP) rating of at least 101 (or similar rating system) and prior to the occupation of the dwelling a further Energy Statement post completion shall be submitted to and approved in writing by the Department (planning) to demonstrate that the SAP rating of at least 101 (or similar rating system) has been achieved.
Condition 3
The development shall be carried out in accordance with the plans and documents detailed below:
Condition 7
Prior to the commencement of the proposed development, the protective fencing to be erected between the construction site and the boundary features (hedges and sod banks) shall be erected on site, to ensure that the hedges and sod banks are not damaged during construction works. The protective fencing shall be erected and maintained throughout the works. Any fencing that becomes damaged must be replaced.
Condition 8
In the event that the development hereby approved is not commenced within 3 years from the date of the submitted ecological information provided in support of the application (before Winter 2022), and updated Preliminary Ecological Appraisal of the site shall be submitted to and approved in writing by the Planning Authority. The PEA shall identify matters of ecological interest within the site and measures to mitigate ecological impacts where appropriate, including a timetable for their implementation. The development shall not be carried out unless in accordance with the approved details.
Condition 10
Prior to works commencing, plans should be submitted to Planning for written approval containing details of a couple of integrated house sparrow nest boxes (or starling nest boxes which would allow entry by either house sparrow or starling) to be built into the property on the north, west or east elevation, at least 2m above ground level. The development shall not be carried out unless in accordance with the approved details.
Condition 11
Prior to the demolition of the buildings on site, suitable checks for nesting birds and roosting bats must be undertaken by a suitably qualified ecologist with report submitted to and approved in writing by the Department. If either are present then the works must stop and advice be obtained from the Ecosystem Policy Team. Vegetation removal should ideally take place outside of nesting bird season. If this is not possible then thorough checks for nesting birds should be made first and if present then works must stop and can only recommence once the birds have finished breeding.
Condition 12
No external lighting shall be installed except in accordance with a detailed external low level lighting scheme which is in accordance with the recommendations outlined in the BCT and ILP Guidance Note 8 Bats and Artificial Lighting (12th September 2018), has been submitted to and approved in writing by the Planning Department.
Condition 13
The development hereby approved shall not be occupied or operated until all access arrangements, including visibility splays, vehicular and pedestrian areas have been provided in accordance with the approved plans (Drawing Nos. P0006, P0004 and P0003). Such areas shall not be used for any purpose other than for purposes associated with the development and shall remain free of obstruction for such use at all times.
Condition 14
Notwithstanding the details that have been submitted, the development hereby approved shall not commence until a detailed landscaping strategy has first been submitted to the Department in writing to be agreed. The landscape strategy shall include details of hard surfacing materials, planting plans (at a scale not less than 1:100), written specification of planting and cultivation works to be undertaken and schedules of plants (no non-native species), noting species, plant sizes and proposed numbers / densities and a programme for the implementation, completion and subsequent management of the proposed landscaping. Any proposed planting should be in accordance with details contained within the Planting Palette provided as part of the Strategy. The hard surfacing details shall include details of planters and samples showing the texture and colour of the materials to be used. The development shall be carried out in accordance with the approved scheme and shall be retained as such thereafter.
Condition 15
No development shall take place before sample panels of all proposed materials demonstrating the colour, texture, bond and pointing of any stonework and render have been provided. The Department shall approve in writing the colour, texture, bond and pointing of the materials prior to development commencing and the development shall be carried out in accordance with the approved details. The sample panel shall be retained on site until development is completed or removal is approved in writing by the Department.
Condition 16
Notwithstanding the submitted details, no development shall take place other than works of demolition, until details of a Drainage Strategy/Foul Water Management System which includes works for the disposal of storm and surface water, including any required attenuation and/or storage, and SUD's, and maintenance scheme has first been submitted to the Department in writing to be agreed. The Strategy shall also detail any on and / or off site works that may be needed to dispose of foul water from the development and to safeguard the development from foul water flooding No part of the development shall be occupied until the agreed drainage strategy has been implemented. The drainage system shall be permanently retained thereafter in accordance with the approved maintenance scheme.
Condition 17
No development in connection with the development hereby approved shall be occupied/brought into use until the off-site Additional planting within the Area of Additional Planting east of the new dwelling shown on drawing 218/P0007 received 22 August 2022 has been implemented in accordance with the approved details.
Condition 18
Within three (3) months of commencement of the development hereby approved, details of air source heat pump, ground source heat pump and solar panels, which form part of the development shall be submitted to and approved in writing by the Department. The development shall be carried out in accordance with the approved details and shall be retained as such thereafter.
Condition 19
Prior to the installation of the new gate indicated as part of the development hereby approved (on drawings P0003/00 and P0004/00), the proposed gate details shall be submitted to, and approved in writing by the Department. Prior to the occupation of the dwelling, hereby approved, the gate shall be installed in accordance with the approved details and shall be retained as such thereafter, unless otherwise approved by the Department.
Condition 16
The development hereby approved shall not be occupied or operated until all access arrangements, including visibility splays, vehicular and pedestrian areas have been provided in accordance with the approved plans (Drawing Nos. P0006, P0004 and P0003).
