8 April 2004 · Planning Committee
Ballacallin, Lane From Dalby Road To Ballacallin, Dalby, Isle Of Man, IM5 3bt
The proposal involved converting a redundant stone barn in Dalby, Patrick, into a 3-bedroom dwelling with garage, including rebuilding limited sections of walls (approx 26 sqm), new roof, enlargement of existing lean-tos, and access improvements by raising the track gradient to 1:20 for first 5m and trimming vegetation…
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The Planning Committee determined the barn was redundant, no longer required for agriculture, with a large proportion of structure retainable despite prior concerns; reduced scale from previous refuse…
Renovation of Buildings in the Countryside
Requires buildings substantially intact/structurally capable of renovation; Committee satisfied post-2002 refusal as reduced scale, detailed drawings showed retention of large part, minor rebuilds only, sympathetic materials; prior survey confirmed walls sound except small bulging areas to be rebuilt.
Residential Development - Houses in the Countryside
Presumption against countryside development overridden by Circular 3/89 provisions for redundant barns; site within village envelope, not isolated.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to drawing numbers 03/2409/2 (Plan as existing), 03/2409/1 (Plan as existing) 03/2409/3 (Plan as proposed), all submitted on 21st November 2003, and 03/2409/4 (a) (Plan as proposed) submitted on 5th February 2004 and 03/2409/4 (c) (Plan as proposed) submitted at Review on 24th June 2004.
Access surfacing
Prior to the occupation of the residential unit, the access road must be surfaced and finished in accordance with drawing number 03/2409/4 (c).
Limited demolition
It is only permitted to demolish and rebuild those parts of the elevations which have been shown on drawing number 03/2409/4 (a) to be rebuilt.
Method statement
Prior to the commencement of works, a method statement must be submitted to and approved by the Planning Committee which demonstrates how the existing structure is to be supported before and during construction works.
Roof materials
The roof must be finished in dark natural slate to match the existing and the existing slates must be reused wherever possible.
Exterior stonework
The exterior stonework must be of a traditional nature. NOTE: Split stone on a backing render is not acceptable as an external finish.
Stonework treatment
All existing and proposed stonework must be retained as such and must not be rendered, painted or similarly treated.
Doors and windows
All doors and windows other than the glazed panel on the roof on the west elevation must be timber framed.
No permitted development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 1983 (or any Order revoking or re-enacting that Order) no greenhouses, walls, gates, fences, garden sheds, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval.)
Drainage notification
The applicant or their contractors must advise the Drainage Division prior to work commencing on the access lane in order that the appropriate measures can be put in place by the Division to carry out its routine maintenance and sampling of the treatment works.
no issues with regard to this application
no objection after access amendments; no adverse traffic impacts subject to conditions
no objection subject to conditions on access notification, sewer connection, no surface water to foul, sewer protection
recommendations only
Department of Transport Highways initially conditionally supported access improvements but later objected due to deficient visibility splay; Drainage Division consistently raised no objection subject to multiple drainage conditions; DAFF Wildlife had no issues; local residents strongly objected over access rights and impacts on livelihood.
Key concern: Highways objection to deficient visibility splay (2m x 60m required)
Department of Transport Highways and Traffic Division
Conditional No ObjectionNo adverse traffic impacts, subject to the imposition of the following conditions; the applicant has agreed to reduce the fall on the first 4 metres of his drive, and to remove bushes, so as to improve visibility for emerging vehicles to a satisfactory standard
Conditions requested: No work shall be carried out on site towards the barn conversion to dwelling before the access road has been improved to the satisfaction of the Planning Authority after consultation with the Highway Authority
Department of Transport Network Planning Section
ObjectionThis application is deficient in that regard; 2m x 60m visibility was provided
Department of Transport Drainage Division
Conditional No ObjectionNO OBJECTION In principle subject to
Conditions requested: The proposed development must be connected to the public foul sewer in a manner acceptable to the Department of Transport Drainage Division and on terms and conditions, which must be agreed with the Division PRIOR to the commencement of any building works; There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s); Public sewerage crosses this site. The line of the sewer must be identified before development work commences. The sewer must be fully protected whilst all building works are being carried out. No part of the proposed development may be constructed, nor any trees planted, within THREE metres of any public sewer; The proposed surface water discharge to the watercourse must be via a spillway, which must be constructed to Drainage Division specifications
Department of Transport Drainage Division
Conditional No ObjectionThe Division has no objections to this application, subject to the following conditions/comments being included in any planning approval
Conditions requested: The applicant is advised that the Department of Transport Drainage Division has a right of access through this lane to the existing sewerage treatment works (agreement signed 13th June 1962). Any proposed alterations to this access lane should not restrict the Divisions access; The proposed development must be connected to the public foul sewer in a manner acceptable to the Department of Transport Drainage Division; There must be no discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s); Public sewerage crosses this site. The line of the sewer must be identified before development work commences. The sewer must be fully protected whilst all building works are being carried out. No part of the proposed development may be constructed, nor any trees planted, within THREE metres of any public sewer
Department of Transport Drainage Division
Conditional No ObjectionNo Objection In principle, but subject to
Conditions requested: The applicant or their contractors must advise the Division prior to work commencing on the access lane; The proposed barn conversion must be connected to the public foul sewer in a manner acceptable to the Department of Transport Drainage Division; There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s); Public sewerage crosses this site. The line of the sewer must be identified before development work commences. The sewer must be fully protected whilst all building works are being carried out. No part of the proposed development may be constructed, nor any trees planted, within THREE metres of any public sewer; The proposed surface water discharge to the watercourse must be via a spillway, which must be constructed to Drainage Division specifications
DAFF Wildlife and Conservation Section
No Objectionthe Wildlife and Conservation Section are not aware of any issues with regard to this application
Isle of Man Water Authority
No CommentThe Authority reserve the right to object to any or all of the applications; See Note (2) and (3)
Conditions requested: applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws
The original application PA 03/01783/B for conversion of a derelict barn adjacent to The Scheillings in Dalby to a 3-bedroom dwelling with garage was approved by the Planning Committee initially on 8 April 2004 and confirmed at review on 24 September 2004. Mr & Mrs Green, neighbouring farmers with access rights over the shared track, appealed against the approval, arguing that access alterations would obstruct their farm use, visibility was sub-standard, and the development harmed village character. The applicants and Committee defended the sympathetic conversion under Circular 3/89, redundancy of the barn, no harm to landscape, and acceptable access improvements endorsed by Department of Transport. The inspector found access arrangements acceptable absent technical evidence to the contrary, no detriment to area character, and rights of way a private matter outside planning control. The appeal was dismissed on 19 May 2005, upholding the approval.
Precedent Value
Confirms Circular 3/89 enables village-edge barn conversions where structure substantially intact/sound and design sympathetic, even in High Landscape Value; access/private rights disputes outside planning scope unless technical highway safety evidence; precise approved drawings critical.
Inspector: Michael Hurley
