**Document:** Officer Planning Report **Application:** 08/01350/B — Erection of two farm dwellings and refurbishment of stone barn (comprising amendments to one of the farm dwellings approved 04/01713/B) **Decision:** Permitted **Decision Date:** 2008-09-25 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/85955-lezayre-ballafayle-e-callow-dwelling-outbuilding/documents/1236045 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Officer's Report ## THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises of land located on the south eastern side of the A15 in the Ballafayle area of Maughold. The proposed development comprises of the erection of two farm dwellings and refurbishment of stone barn, and effectively seeks approval for amendments to one of the dwellings previously granted planning approval under planning application 04/01713/B. ### Planning History The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of the current planning application: Planning application 04/01713/B sought approval for the erection of two farm dwellings and the refurbishment of existing stone barn for garaging and workshops. This previous planning application was approved on the 28th April 2005. ### Representations Maughold Parish Commissioners express an interest in the planning application note the proposed increase in the size of this dwelling. They recommend that regard is had to Housing Policy 14 of the Isle of Man Strategic Plan 2007 to ensure that the proposed increase in size would not result in a dwelling that has an unacceptable visual impact on the surrounding landscape. The Manx Electricity Authority expresses an interest in the planning application. ## Planning Policy In terms of land use, the application site is not designated for any site specific purpose but is located within a wider area of land that is classified as being of high landscape or coastal value and scenic significance under the 1982 Development Plan Order. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains four policies that are considered specifically material to the assessment of the planning application: Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: - (a) the development would not harm the character and quality of the landscape; or - (b) the location for the development is essential." Housing Policy 4 states: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances: - (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10; - (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and - (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14." Housing Policy 12 states: "The replacement of an existing dwelling in the countryside will generally be permitted unless: - (a) the existing building has lost its residential use by abandonment; or - (b) the existing dwelling is of architectural or historic interest and is capable of renovation. In assessing whether a property has lost its habitable status by abandonment, regard will be had to the following criteria: - (i) the structural condition of the building; - (ii) the period of non-residential use or non-use in excess of ten years; - (iii) evidence of intervening use; and - (iv) evidence of intention, or otherwise, to abandon." Housing Policy 14 states: "Where a replacement dwelling is permitted, it must not be substantially different to the existing in terms of siting and size, unless changes of siting or size would result in an overall environmental improvement; the new building should therefore generally be sited on the "footprint" of the existing, and should have a floor area, which is not more than greater than that of the original building (floor areas should be measured externally and should not include attic space or outbuildings). Generally, the design of the new building should be in accordance with Policies 2-7 of the present Planning Circular 3/91, (which will be revised and issued as a Planning Policy Statement). Exceptionally, permission may be granted for buildings of innovative, modern design where this is of high quality and would not result in adverse visual impact; designs should incorporate the re-use of such stone and slate as are still in place on the site, and in general, new fabric should be finished to match the materials of the original building. Consideration may be given to proposals which result in a larger dwelling where this involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design or siting, there would be less visual impact." ### Assessment The planning application seeks approval for amendments to one of the dwellings previously granted planning approval under planning application 04/01713/B. The amendments comprises of an increase in size of the proposed dwelling. The increase in footprint can be seen on the site plan and the elevation drawings show that the appearance of the dwelling is basically scaled up from that previously approved. It is considered that the increase in size is not excessive and therefore acceptable on the basis that the visual impact is not significantly different to that of the dwelling with extant planning approval. It is recommended that the planning application be approved. ### Party Status It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status: Maughold Parish Commissioners. It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: The Manx Electricity Authority. [Table omitted in markdown export] --- *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/85955-lezayre-ballafayle-e-callow-dwelling-outbuilding/documents/1236045*