26 August 2016 · Planning Committee
Barn Conversion, Vaaish Mooar Farm, Staarvey Road, Peel, Isle Of Man, IM5 2aj
The proposal involves converting an existing attached masonry barn at Vaaish Mooar Farm into additional living space integrated with the main dwelling, retaining all existing window and door openings, using timber casement windows, and making no changes to external wall finishes.
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The proposal converts an attached barn to additional living accommodation without creating an independent dwelling, so Housing Policy 11 (HP11) does not directly apply but was used as the most relevan…
Housing Policy 11
Requires rural building conversions to independent dwellings to prove redundancy, structural soundness, architectural/historic interest, sufficient size, compatibility, and services without public cost, using original materials/appearance. Officer applied by analogy despite no independent dwelling sought; barn met most tests except strong interest, with retention of openings and no extensions ensuring character preservation.
General Policy 2
Permits development respecting siting, scale, design, landscape character, habitats, topography, and amenity. Proposal complied via retention of existing form, no landscape harm from integrated conversion, no amenity impact due to separation distances, and incorporation of existing features.
Environment Policy 4
Prohibits development harming protected species/habitats of international/national/local importance. Bat/bird survey addressed Senior Biodiversity Officer concerns about traditional farm buildings near foraging habitat; evidence satisfied no adverse effects.
Housing Policy 15
Provides guidance on rural dwelling extensions via new fabric. Officer noted relevance but distinguished as conversion of existing barn, not new build.
Housing Policy 16
Provides guidance on rural dwelling extensions via new fabric. Officer noted relevance but distinguished as conversion of existing barn, not new build.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
No window/door replacement without approval
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 window or door shall be replaced or altered at any time without the prior written approval of the Department. Reason: To control future development on the site.
No independent use of barn
The barn conversion hereby approved shall form part of the dwellinghouse known as Vaaish Mooar Farm as shown on the approved plans: the barn conversion hereby approved shall at no time be used as a dwellinghouse independent of Vaaish Mooar Farm. Reason: To control future use of the site and prevent undesirable fragmentation of the planning unit.
no highway implications
content that the wildlife issues be dismissed based on the evidence provided
DEFA Biodiversity recommended a bat and bird survey due to potential habitat; Highways Division reported no highways interest; German Parish Commissioners requested deferral for comment.
Key concern: bat and bird survey required due to traditional farm buildings and nearby foraging habitat
DEFA Biodiversity
Conditional No ObjectionI recommend a bat and bird survey. Although the site is very exposed, the buildings appear to be traditional farm buildings and there is valley woodland only a field away, providing bat foraging habitat.
Conditions requested: bat and bird survey
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 27-05-2016
German Parish Commissioners
No CommentCould you please arrange to defer the decision on the above application until after my Commissioners next meeting on 3rd August so they have an opportunity to comment
