17 April 2012 · Delegated - Senior Planning Officer (Anthony Holmes)
Riverside Barn, King Edward Road, Onchan, Isle Of Man, IM4 6ab
The site is a parcel of land at the junction of Bibaloe Beg Road and King Edward Road in Onchan, partly residential curtilage of Riverside Barn (a former garage/workshop/store converted to a dwelling via prior approvals) and partly adjoining land in designated open space.
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The officer noted the original garage/workshop/store was not typical for Housing Policy 11 conversion but was approved as an exception due to sufficient quality, with further flexibility for a dormer …
Housing Policy 11
Housing Policy 11 permits conversion of rural buildings to dwellings only where specific criteria are met (e.g. structural integrity, historic interest, modest subordinate extensions not affecting character), and explicitly states 'Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character.' The officer assessed the proposal as a significant further extension to a building already converted as a policy exception (not typical for HP11), which would increase size and alter the simple rectangular character, failing the policy test despite prior flexibility. The inspector concurred, noting policy's aim to safeguard countryside via qualitative restrictions on form/character, not overridden by quantitative limits in HP15.
recommend that the planning application be approved
do not oppose the planning application; has no adverse traffic management, parking or road safety implications; Recommend approval
express an interest in the planning application
The original application (12/00296/B) for a single-storey garden room extension (76 sqm, ~45% increase) to Riverside Barn, a converted rural dwelling, was refused by the planning authority due to conflict with Housing Policy 11, which restricts further extensions to protect rural character. The appellant argued the extension was within curtilage, respectful of the existing building under Housing Policy 15, and within the 50% floor area limit. The inspector found the extension would significantly alter the dwelling's form and character, harm rural amenity, and represent an unwarranted exception to Policy 11, according limited weight to Policy 15. The site is in open countryside, and the proposal would increase built-up feel and domestication. The inspector recommended dismissal.
Precedent Value
Demonstrates strict application of HP11 to converted rural barns, where prior conversion approvals do not confer rights for significant extensions; future applicants must prove no loss of original character and minimal rural harm beyond mere size compliance.
Inspector: Alan Langton
