21 December 2020 · Delegated - Principal Planner (Chris Balmer)
Ballacurn Keil House, Ballacurn Road, Ballaugh, Isle Of Man, IM7 5eu
The proposal involves converting a two-storey Manx stone barn, currently used as a games room with a mezzanine, into ancillary living space with an open-plan lounge/kitchen/dining on the first floor, two bedrooms and bathroom on the ground floor, plus a utility/boot room.
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The officer assessed the proposal against strict countryside policies, finding it met the exception in General Policy 3(b) for conversion of redundant rural buildings of architectural/historic interes…
General Policy 3
Permits development in countryside exceptionally, including conversion of redundant rural buildings of architectural/historic/social value per HP11. Officer confirmed barn meets this as redundant, intact, of interest, with minimal external changes preserving character.
Housing Policy 4
New housing in countryside only in exceptional cases like barn conversions under HP11. Proposal complies via GP3/HP11 exception.
Housing Policy 11
Sets tests for rural barn conversions: redundancy, structural capacity, architectural interest, sufficient size, compatibility, services. Officer assessed each criterion as met, with unconventional layout suitable for ancillary use and modest lean-to not harming character.
Environment Policy 1
Protects countryside from adverse development unless overriding need. Reusing existing barn has no detrimental visual impact, preserving rural character.
Transport Policy 4
Highways must accommodate development traffic safely. Existing public access, private driveway, and central hardstanding provide ample parking/turning for additional vehicles.
Transport Policy 7
Requires parking per standards. Site accommodates 6 vehicles plus bikes/EV charging in existing garage/hardstanding.
Strategic Policy 2 - Priority for new development to identified towns and villages
Development primarily in towns/villages; countryside exceptional. Site rural but near Ballaugh village, so broadly accords if GP3 exception met.
Strategic Policy 10
Promotes integrated transport minimising car trips, highway safety. Location 500m from village amenities/bus stop supports this.
Strategic Policy 4
Development in villages like Ballaugh to maintain character, meet local needs. Site in countryside east of village but ancillary use maintains residential character.
Spatial Policy 5
Countryside development only per GP3. Proposal qualifies via barn conversion exception.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Ancillary use only
The conversion of the existing barn hereby approved shall not be occupied at any time other than for purposes incidental to the residential use of the dwelling at Ballacurn Keil House, Ballacurn Road, Ballaugh as identified on the approved plans and shall not be occupied as an independent dwelling unit. Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.
Commented seeking understanding for parking for six vehicles, bicycle parking and electric vehicle charging point; noted narrow access road and internal driveway but concerns addressed by existing provision.
Highways provided comments on the application, noting unclear details on access, parking, and other requirements, and recommended additional information be provided.
Key concern: detail of the layout for access and parking for the existing and proposed uses are unclear from the submitted plans
Department of Infrastructure
The detail of the layout for access and parking for the existing and proposed uses are unclear from the submitted plans.; Bicycle parking should be provided and an electric vehicle charging point considered.; Further information is necessary to confirm these elements, including the parking of six vehicles and satisfy the highway and transport requirements.; Recommendation: Additional information
