1 October 2013 · Planning Committee
Field 321757, Braaid Road, Braaid, Isle Of Man, IM4 2aw
The proposal involved converting an existing stone barn (8.4m x 7m x 5.3m high, 39 sqm floorspace) into a 2-bedroom dwelling with a modest 37% extension (4.8m x 4.2m), natural slate roof, conservation rooflights, and minimal new openings to retain character.
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The Planning Committee refused despite the officer's recommendation for permission, concluding that even with amendments reducing extension size (to 37% of existing), curtilage (0.2 acres), and turnin…
Housing Policy 11
Requires redundancy, structural capability, architectural/historic/social interest, sufficient size with modest subordinate extension not harming character, compatibility with zonings/uses, and services without excessive cost; must re-establish original appearance using same materials. Officer found barn met all tests: redundant (unused for years, isolated), sound Manx stone structure (500mm thick, old cracks stable), attractive example of past land management (on 1860s maps), 39sqm base adequate with 37% extension (smaller/narrower/lower/setback, not undermining character), access ok per Highways, drainage feasible. Committee accepted possible compliant design but overall scheme unacceptable due to curtilage/access impacts.
Environment Policy 1
Strategic Plan aim to protect countryside for its own sake. Site undesignated ('white land') per 1982 Plan; refusal hinged on domestic curtilage, residential use, and access altering rural/open character despite existing barn and screening.
Acceptable provided vegetation/walling in visibility splays reduced to 1m or below
The original application for approval in principle to convert a redundant stone barn in Field 321757, Braaid Road, Braaid, with a modest extension, improved access and driveway was refused by the Planning Committee on 30 September 2013, citing harm to the rural open character in an undesignated area, contrary to Environment Policy 1 and Housing Policy 11(e), despite the officer's recommendation for approval. The appellant argued the barn met all criteria of Housing Policy 11, including redundancy, structural suitability, historic interest, modest extension, and minimal visual impact with screening, distinguishing it from prior refusals for new builds and citing approved precedents. The Council defended the refusal emphasising previous refusals nearby, visual impact of curtilage and access, and change to rural character. The inspector accepted the proposal met Housing Policy 11 criteria (a)-(d) and (f) but failed criterion (e) as residential use would be visually incompatible with adjoining equestrian fields, also conflicting with Environment Policy 1; the Minister concurred and dismissed the appeal on 26 February 2014.
Precedent Value
Isolated rural barns may qualify under most HP11 criteria if historic/redundant, but strict scrutiny of visual compatibility with surrounding agricultural uses is required; preventing dereliction alone insufficient if rural character harmed by domestic elements.
Inspector: Ruth V MacKenzie BA(Hons) MRTPJ
