**Document:** Planning Officer Report **Application:** 08/01246/B — Erection of a two storey extension **Decision:** Refused **Decision Date:** 2008-11-03 **Parish:** Marown **Document Type:** report / officer_report **Source:** https://planningportal.im/a/85641-marown-nab-farm-top-road-extension/documents/1149787 --- # Planning Officer Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] ### Officer's Report #### The Site The application site represents the curtilage of The Nab Farm, Top Road Crosby, Marown. The site is set back approximately 220 metres to the north of the Top Road with the main house having mature trees planted to its immediate boundary. Despite some mature planting, the property is visible from the Top Road. #### Planning Status The application site is located within an area identified as being High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order. Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered relevant in the assessment and determination of this application: Environmental Policy 1, which states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." Housing Policy 11, which states: "Conversion of existing rural buildings into dwellings may be permitted, but only where: - (a) redundancy for the original use can be established; - (b) the building is substantially intact and structurally capable of renovation; - (c) the building is of architectural, historic, or social interest; - (d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building; - (e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and - (f) the building is or can be provided with satisfactory services without unreasonable public expenditure. Such conversion must: - (a) where practicable and desirable, re-establish the original appearance of the building; and - (b) use the same materials as those in the existing building. Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical, form. Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character." ## Planning History The site has been the subject of several previous planning applications, the following of which are considered relevant in the assessment and determination of this application: PA96/00506/B sought approval for alterations and extensions to the dwelling. This was permitted 7th August 1996. PA97/01717/B sought approval for alterations and extensions to the dwelling. This was approved 4th March 1998. PA99/01902/B sought approval for the creation of a new entrance driveway. This was refused at appeal 13th November 2000. PA00/01224/B sought approval for the erection of an indoor equestrian centre. This was refused at appeal 11th February 2002. PA00/1224/PART2 sought approval to convert the existing barn to provide additional living accommodation. This was approved 11th February 2002. PA01/00629/B sought approval for the creation of a new vehicular access and driveway. This was permitted 2nd October 2001. PA04/02559/B sought approval to convert the existing barn to additional living accommodation (representing an amended scheme to approved 00/01224/PART2). This was approved 21st April 2005. PA06/00439/B sought approval for the erection of a garden store. This was approved 8th May 2006. PA07/00909/B sought approval for the replacement of the existing flat roof over the attached garage with a pitch roof incorporating additional living accommodation. This was permitted 25th July 2007. PA08/00730/B sought approval for the erection of a detached garage with store / games room above. This was refused by the Planning Committee and is currently at appeal although the appeal hearing is yet to be held. ## Representations The Department of Transport Highways Division does not object to this application. Marown Parish Commissioners do not object to this application. We have received no privately written representations in relation to this planning application. ### The Proposal This application seeks approval for the erection of a two storey extension on the front elevation of the converted barn attached to the main dwelling. The extension would be an oak framed structure with timber framed windows built on a Manx stone plinth. The roof would have a hipped gable and would be finished in dark natural slate. The extension would project 5 metres from the existing façade. ### Assessment The relevant policy by which this application must be assessed is Housing Policy 11 of the Isle of Man Strategic Plan 2007. This relates to the conversion of existing rural buildings to provide residential accommodation and includes guidance on how buildings which have been converted may be developed subsequently. The extension would be constructed to project off the front façade of the converted barns. As such, the final paragraph of Housing Policy 11 is considered to be particularly relevant to this application. This states "Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character." A search of the planning history for the site revealed no approval for the rendering of the front facade of the converted barn which has resulted in the loss of some of the original character of the barn. Clarification has been sought from the applicant's agent (see letter on file). The applicant has responded to this letter stating that the rendering of the front facade of the barn has taken place without planning permission. A separate application will be submitted relating to this. The building nonetheless retains its original fenestration and form and appears subordinate to the main dwelling. The introduction of the proposed extension would considerably alter the character of the converted barn by adding a prominent two storey projection to its principal façade. It is judged that the proposed extension would result in a substantial reduction of the original interest and character of the building. It is therefore recommended that this application be refused. ### Recommendation It is recommended that the application be refused. ### Party Status It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: The Department of Transport Highways Division Marown Parish Commissioners ## Recommendation Recommended Decision: Refused Date of Recommendation: 02.10.2008 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals ### R 1. The proposed extension would substantially alter the appearance of the original converted barn and as such would result in a reduction of the original interest and character of the barn, contrary to the provisions of Housing Policy 11 of the Isle of Man Strategic Plan 2007. I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to s. n a) Director of Planning and Building Control) Decision Made : Refused Date : Signed : M. I. McCauley Director of Planning and Building Control --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/85641-marown-nab-farm-top-road-extension/documents/1149787*