26 May 2021 · Planning Committee
Ballahutchin Beg, Dalby, Isle Of Man, IM5 3br
The proposal involves converting an existing stone outbuilding (barn) adjacent to a traditional Manx farmhouse into a dwelling, retaining the southern lean-to annex but replacing the northern brick annex with a new two-storey extension that doubles the footprint from 194 sq m to 350 sq m.
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The officer assessed the principle of converting the handsome old stone barn, which is structurally capable of renovation per the engineer's report, as acceptable given its architectural interest, red…
Environment Policy 1
Protects quality of landscape and countryside. Officer found proposal acceptable as it sits below road level, lower than church, with cladding and planting minimising impact in High Landscape or Coastal Value area.
Environment Policy 2
Presumption against development in countryside. Balanced by village location, building retention, and no adverse landscape harm, despite non-development designation.
Housing Policy 11
Permits rural building conversions if structurally capable, of interest, with modest extensions not affecting character. Building meets most criteria (redundancy, structure, interest), but 80% extension not 'modest/subordinate'; relaxed due to village context and precedents versus open countryside.
Strategic Policy 4
In villages like Dalby, development maintains settlement character at appropriate scale for local housing. Site within village extents with surrounding buildings justified development.
General Policy 2
Protects ecology. No specific issues raised; policy noted but not tested in detail.
Environment Policy 4
Protects ecology. No specific issues raised; policy noted but not tested in detail.
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.
No further extensions
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 extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
Landscaping scheme
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: The landscaping of the site is an integral part of the scheme and must be implemented as approved.
Entrance and visibility splays
Prior to the undertaking of any other work hereby approved the entrance including visibility splays shall be formed in accordance with drawing P-03 and retained as such thereafter. Reason: to ensure that the development has a safe means of access.
No objection subject to development in accordance with drawing P-03 and note on Section 109(A) Highway Act agreement
No flood risk interest
Three consultees responded: Highways raised no objection subject to access arrangements, Patrick Parish Commissioners objected due to excessive extension size and visual impact, Inland Fisheries requested further information on proximity to watercourse, and Flood Management stated no interest.
Key concern: size of the extension is unacceptable and will produce an increase in floor area considerably above the 50% suggested in the Strategic Plan
Inland Fisheries
To further assess this application and the potential impact to the nearby watercourse, you are requested to complete the attached ‘Development within 9 Metres of a Watercourse’ form.; Fisheries will respond further to this application once the requested information has been received and considered.
Highways Services Division
Conditional No ObjectionThe proposal raises no significant road safety or highway network efficiency issues. Accordingly, highway Services raise no objection to the proposal subject to the vehicular access arrangements, including visibility splays, to accord with drawing number P-03. An advisory for a Section 109(A) Highway Agreement to apply too.; Recommendation: DNOC
Conditions requested: vehicular access arrangements, including visibility splays, to accord with drawing number P-03; Section 109(A) Highway Agreement to be complete post planning consent
Patrick Parish Commissioners
ObjectionThe Commissioners resolved to OBJECT to the proposal on the following grounds:; In general, Housing Policies 11= in inclusive apply.
Flood Risk Management Division
No CommentNFRMI; No Flood Risk Management interest
