19 May 2022 · Delegated - Principal Planner (Chris Balmer)
Briarfield, Grenaby Road, Ballasalla, Isle Of Man, IM9 3dp
The proposal involves converting a simple rendered stone barn south of the main dwelling at Briarfield into a new two-bedroom dwelling, with kitchen/dining, utility, and living areas at ground floor and bedrooms with en-suites at first floor.
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The officer determined the barn is redundant from agricultural use, as established by a prior appeal inspector's findings and site context with newer stables and carport, satisfying Housing Policy 11(…
Housing Policy 11
Requires conversions of rural buildings to dwellings where redundant, substantially intact, of architectural/historic merit, large enough for satisfactory dwelling, compatible with adjacent uses, safe access, and re-establishing original appearance with matching materials. Officer assessed each criterion (a-g): redundancy established via appeal and site context; structural report confirms intactness; simple Manx outbuilding merits retention; provides acceptable two-bed layout; no overlooking harm to Briarfield; improved access; alterations sympathetic with conditions for hardwood and retention.
General Policy 3
Permits conversion of redundant rural buildings of architectural/historic value in association with HP11 in undesignated areas. Officer confirmed site's 'not zoned' status and proposal fits GP3(b) via HP11 compliance.
Environment Policy 1
Protects countryside from inappropriate development. Retention of existing fabric with minimal changes (no extensions, minor ridge raise) ensures no substantial harm, improves derelict structure, and preserves built heritage.
Environment Policy 42
New development must respect character and identity of surrounding area. Sympathetic reuse of roadside-visible stone barn with matching materials and no major alterations maintains local rural character.
General Policy 2
General development standards including highway safety (h,i). Amended 5m entrance resolves prior intensification issues, endorsed by Highways.
Transport Policy 7
Parking standards. Two dedicated spaces provided for new dwelling, adequate per policy.
Strategic Policy 3 - To respect the character of our towns and villages
Regard to local materials and character in design. Conditions ensure hardwood windows/doors and Welsh slates match existing.
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.
Tree protection scheme
Prior to the commencement of the development hereby approved a tree protection scheme shall be submitted to and approved in writing by the Department. Tree protection measures shall be shown on a layout plan accompanied by descriptive text which includes but is not limited to details of; a) The location of the trees to be retained and their canopy spreads; b) The location of a 'construction exclusion zone' c) The position of protective fencing and/or other protective measures required to prevent damage to retained trees. d) An appropriate specification for the protective measures proposed. The development must be carried out in accordance with the approved details. No alterations or variations to the approved tree protection scheme or working methods shall be made without prior written consent of the Department. Reason: required prior to commencement to ensure that all trees to be retained are adequately protected from damage to health and stability throughout the construction period to protect and enhance the appearance and character of the site and locality.
Materials approval - windows, rooflights, doors
Prior to the commencement of any works, details of all replacement windows, rooflights and doors to be installed shall be submitted to, and approved in writing by, the Department. The development shall take place in accordance with the approved details and retained as such thereafter. Reason: In the interest of retaining the character and interest of the existing barn and confirmation of the use of hardwood.
Retention of barn
With exception to those development works hereby approved the barn shall be retained in full. Reason: In the interest of preserving the historic interest of the original barn buildings and the development has been considered on an exceptional basis against Housing Policy 11.
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 No. SP1D, dated 23rd February 2022 and retained as such thereafter. Reason: to ensure that the development has a safe means of access.
No permitted development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 and the Town and Country Planning (Permitted Development and Change of Use)(Amendment) Order 2020 (or any Order revoking and/or re-enacting that Order with or without modification), no garages or other free standing buildings shall be erected within the curtilage of the dwelling hereby approved, nor shall the property be extended nor the conservatory roof be re-finished, other than that expressly authorised by this approval, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
As drawn, the proposal raises no significant road safety or network functionality issues with benefits gained in adjustment of the existing access to serve more movements, enhance lines of sight and in the reduction in conflicting movements on removal of an existing access.
Whilst the provided bat survey shows no bats there is still potential for them within the area and as such checks should be made during the works and bat boxes should be installed.
There could be bats within the property and that the owners should incorporate bat boxes into the structure.
Notes the amendments uploaded on 23 February 2022. The catch drain should be positioned within the property boundary otherwise the comments from HDC are as per the response dated 23 December 2021 with exception of the need for an additional drawing number: SP1D.
A condition should be attached for a tree protection survey to be done.
Multiple consultees including DOI Highways, DEFA Forestry, DEFA Ecosystems, and Manx National Heritage provided responses with no objections subject to conditions related to tree protection, highway visibility, drainage, and bat mitigation, ultimately supporting the barn conversion to a dwelling.
Key concern: no drainage arrangements shown for widened driveway to prevent runoff onto highway
DEFA Forestry
Conditional No Objectionmy recommendation is that there should be a protection plan in place to prevent damaging activity (e.g. compaction, excavation, disturbance, contamination etc.) occurring beyond the footprint of the existing hard standing during the construction process.; These comments are being provided in accordance with Part 3 of the Directorate’s Tree Protection Policy (v2.0, Dec 2021).
Conditions requested: Prior to the commencement of the development hereby approved a tree protection scheme shall be submitted to and approved in writing by the Department. Tree protection measures shall be shown on a layout plan accompanied by descriptive text which includes but is not limited to details of; a) The location of the trees to be retained and their canopy spreads; b) The location of a ‘construction exclusion zone’; c) The position of protective fencing and/or other protective measures required to prevent damage to retained trees. d) An appropriate specification for the protective measures proposed. The development must be carried out in accordance with the approved details. No alterations or variations to the approved tree protection scheme or working methods shall be made without prior written consent of the Department.
DOI Highways Development Control
Conditional No ObjectionRecommendation: DNOC; HDC raises no opposition subject to conditions
Conditions requested: layout to accord with Drawing No SPIC and East elevation shown on Drawing No PAIC; visibility splays to Drawing No: VS1 to be retained for the lifetime of the development; widened approach section would require surfacing in a consolidated and bound surface material; shed is to be compartmentalised to keep elements separate
DEFA Ecosystems Policy Officer
No Objectionwe are happy with the findings of the Briarfield Bat Survey undertaken by William and Elizabeth Dunlop, dated July 2021; a suitable level of assessment has been undertaken
Conditions requested: thorough checks for bats should be made throughout the works and should bats or evidence of bats be found then work must stop and advice be sought from the Ecosystem Policy Team, DEFA, or the Manx Bat Group helpline
Manx National Heritage
No Objectionwe are reassured by the recent bat survey, undertaken by Manx Bat Group, who state that evidence of bats was not recorded at this site.; opportunities for bats in this area
Conditions requested: incorporate bat boxes around the outbuildings of the finished development
DOI Highways Drainage
No CommentThis would contravene Section 58 of the Highway Act 1986 and guidance contained in Chapter 11.3.11 of the Manual for Manx Roads.
Conditions requested: Additional information required with regard to the private drainage arrangements for the widened section of driveway.
DOI Highways Development Control
Conditional No Objectioncomments from HDC are as per the response dated 23 December 2021 with exception of the need for an additional drawing number: SPID
Conditions requested: catch drain should be positioned within the property boundary
DOI Highways Development Control
Conditional No Objectioncomments from HDC are as per the response dated 23 December 2021 with exception of the need for an additional drawing number: SPIE
Conditions requested: catch drain should be positioned within the property boundary
