Conversion from existing barn and stables to residential unit

Refusal Reasons

• ✗The proposed development is unacceptable because, the principle of development for the conversion from the existing barn and stables to a residential dwelling is not accepted because the site lies within a rural and protected part of the countryside where any development is strictly controlled with the site not being allocated specifically for any development. No personal circumstances have been put forward by the applicant to be considered to warrant a departure from DEFA Planning's policies for the area. In addition, the proposals seek approval for the conversion of part of a stable building that has previously been demolished; and, for the conversion of part of an existing stables which is wholly unsuitable for such a purpose. This would result in more than 75% of the proposed development being a new build structure. As such, the proposal would be contrary to the provisions of Policies STP2, STP10, SP5, General Policy 3a); Housing Policy 4a); Housing Policy 15; and, Environment Policy 1, in the Adopted Isle of Man Strategic Plan (2016).
• ✗The proposed development is unacceptable because the proposed elements of demolition, in addition to the conversion and extensions would fail to respect and reflect the attractive and characterful nature of the Manx Stone Barn on site which should be protected, and in so doing, would not provide the Barn with a sustainable future use. Overall, the development is considered to be unacceptable in terms of its visual impact on the character of the site and surroundings due to its extent, design, scale and nature. Whilst the proposed finishes would assist in striking a balance reflective of what Adopted planning policies seek to achieve, on their own these elements do not outweigh the unacceptability of the development as identified. As such, this proposal would have an unacceptable visual impact upon the openness of the countryside reflective of the character of the area contrary to the provisions of General Policy 3a and b); Environment Policy 1; Environment Policy 15; and, Housing Policy 15, in the Adopted Isle of Man Strategic Plan (2016).
• ✗Notwithstanding the above reasons of refusal, in respect of the existing vehicular access serving the site, the applicant has failed to demonstrate that vehicle-vehicle visibility splays can be provided either side of the vehicular access onto the A24 Foxdale Road in accordance with the requirements of the Manual for Manx Roads. Given the lack of such details to demonstrate that safe access and egress can be achieved from the proposed access location, the proposal fails to meet the requirements of Transport Policy 4 in the Adopted Isle of Man Strategic Plan (2016).