21 April 2023 · Delegated - Principal Planner (Jason Singleton)
Briarfield, Grenaby Road, Ballasalla, Isle Of Man, IM9 3dp
The application proposed converting a traditional stone barn within the curtilage of Briarfield into a two-storey dwelling, including a single-storey living room extension (4.32m x 5.84m, 4.486m high), porch, and alterations like rebuilding the roadside gable 0.8m back for visibility, height increase of 0.55m, new door…
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The officer found the proposal complied with most of Housing Policy 11 but failed part (d) as the side extension for living room and porch was unsympathetic, inappropriate in design, mass, scale, and …
Housing Policy 11
Requires barn conversions to meet criteria including redundancy, substantial intactness, architectural merit, sufficient size with only modest subordinate extensions not harming character, compatibility with adjacent uses, services without public expense, and re-establishing original appearance with matching materials. Officer assessed the barn met most parts (a-c, e-f) via structural report, prior appeal findings, and site context, but failed part (d) due to overly domestic extension's inappropriate scale/proportions destroying barn character, and sub-paragraph (a) due to unsuitable render and lack of window details. Guidance from Historic England and PPS 3/91 reinforced that such extensions rarely work on traditional farm buildings.
Environment Policy 1
Protects countryside character. Failed due to extension's adverse visual impact on traditional barn visible from road, harming overall countryside amenities as per Strategic Plan para 8.12.2 on controlling rural extensions.
General Policy 3
Permits conversion of redundant rural buildings of value. Principle accepted as barn fits part (b) linked to HP11.
Environment Policy 42
Requires development to respect surrounding character. Extension failed this test due to domestic form not in keeping.
General Policy 2
General development standards. Highways aspects deemed compliant despite access concerns.
Transport Policy 7
Parking standards met with two dedicated spaces.
no objections
All elements of the proposal are acceptable to Highways other than the width of the access. An increase in width to 4.8m would allow dual movement and shared use with other vehicles in the site, and result in a more favourable recommendation from Highways.
