19 December 2022 · Delegated - Principal Planner Jason Singleton
Cronk Ny Shee, Cordeman Road, St. Marks, Ballasalla, Isle Of Man, IM9 3aj
The proposal involved subdividing a 5-bedroom converted farm building into two 4-bedroom detached dwellings through alterations including removing a 1.8m section to create separate gable ends, adding a two-storey infill extension with garage, a first-floor extension over the spa area, a mono-pitched porch, and a 2.1m h…
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The officer considered the principle of subdividing an existing rural dwelling potentially acceptable if it preserved historic character, but the specific alterations—including physical separation by …
General Policy 2
Requires consideration of design, visual impact, and character. The officer found the proposals contrary to (b) & (c) due to substantial degradation of historic character through alterations and extensions that domesticate the former farm buildings.
Housing Policy 11
Permits conversion of redundant rural buildings of historic interest into dwellings but states further extensions 'will not usually be permitted' as they reduce original character. The proposals' cumulative changes, including physical separation and new additions, were deemed to cause unacceptable loss of the barns' architectural and historic interest.
General Policy 3
Outlines exceptions for countryside development including rural building conversions. Site qualified originally via prior conversion, but further works tested against character preservation; found unacceptable.
Spatial Policy 5
Restricts countryside development to General Policy 3 exceptions. Subdivision not explicitly addressed, so assessed via design policies; visual impact made it non-compliant.
Housing Policy 15
Allows extensions to traditional countryside dwellings if respecting form and proportion, exceptionally over 50% floorspace. Extensions here distorted original footprint and form, failing the test.
Environment Policy 1
Protects countryside for its own sake unless overriding need. Proposals adversely affected character without justification.
Development would have no significant negative impact upon highway safety, network functionality and/or parking, whilst noting that the lane is privately managed. The Applicant is advised to consider the provision of electric vehicle charging points. There is existing on-site storage that could be used for bicycle parking.
Highway Services Division (HDC) has no highways interest and does not oppose application 22/00290/B, finding no significant negative impact on highway safety, network functionality, or parking. A later appeal comment confirms no outstanding highway matters.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. Plus to note that the lane is private managed.; The Applicant is advised to consider the provision of electric vehicle charging points. There is existing on-site storage that could be used for bicycle parking.
Highway Development Control
No CommentOn behalf of Highways Development Control, I advise that HDC will not be providing a statement. There are no outstanding highway matters.
The original application (22/00290/B) to subdivide a converted farm building into two dwellings with extensions was refused by DEFA due to substantial degradation of the historic and architectural character, contrary to GP2 and HP11. The appellants argued the site had evolved into a mature residential property over 20 years, citing precedents for similar subdivisions and porches, and that HP15 should apply over HP11. The council defended the refusal emphasizing HP11's restriction on further extensions to converted rural buildings. The inspector found the development acceptable given the site's evolution, with minimal harm to character that could be mitigated by conditions, recommending allowance. The Minister accepted this on 5 June 2023, approving subject to conditions including removal of permitted development rights and landscaping requirements.
Precedent Value
This appeal demonstrates that for long-converted rural buildings (20+ years), inspectors may prioritize HP15 over strict HP11 further extension restrictions, assessing against current evolved residential character rather than historic origins. Future applicants should provide strong evidence of site evolution, precedents, and request inspector site visits.
Inspector: Richard Perrins
