**Document:** Officer Planning Report **Application:** 10/00353/B — Conversion of existing barn and stables into a residential dwelling with attached garage **Decision:** Permitted **Decision Date:** 2010-05-14 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36049-east-baldwin-renscault-farm-conversion-garage/documents/1349769 --- # Officer Planning Report ### Considerations [Table omitted in markdown export] [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] ### Officer's Report THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises a parcel of land located within Renscault Farm, which is located within the East Baldwin area of Braddan. The proposed development comprises the conversion of existing barn and stables into a residential dwelling with attached garage. PLANNING HISTORY There has been one previous planning application that is considered specifically material to the assessment of this current planning application. Planning application 07/01256/B sought planning approval for the conversion of existing barn and stable block into three tourist units and replacement of shed with new detached garage. This previous planning application was approved on the 16th October 2007. REPRESENTATIONS Braddan Parish Commissioners recommend that the planning application be approved. The Department of Transport Highways Division do not oppose the planning application. The Department of Environment, Food and Agriculture's Senior Biodiversity Officer recommends that a bat survey of the building is undertaken. ## PLANNING POLICY In terms of local plan policy, the application site is located within a wider area of land that is designated as open space (agriculture) under the Braddan Parish District Local Plan. There are no policies within Planning Circular 6/91, the written statement that accompanies the local plan, which are considered specifically material to the assessment of the planning application. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. Housing Policy 11 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, landuse 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." ## Assessment The planning application seeks planning approval for the conversion of existing barn and stables into a residential dwelling with attached garage. The proposal was the subject of on-site pre-application discussion with the applicants. The proposed development comprises the installation of windows and doors to facilitate the residential use of the building together some extension to provide a pitched roof over an existing flat roof, an attached garage and additional habitable accommodation. The proposed development is similar in form and appearance to that previously approved under planning application 07/01256/B. Access to the building is via a separate driveway that leads to the main road. The assessment of the planning application should be primarily made against Housing Policy 11 of the Isle of Man Strategic Plan 2007. To do this it is considered appropriate to assess the proposal against the criteria of this policy in sequence. In terms of a) it can be seen on site that the building is no longer used for its original agricultural use. It is now used as general storage in association with the application site and serves no specific agricultural use. As such, the proposal is considered acceptable against criteria a) of Housing Policy 11. As regards b) the planning application includes a detailed structural survey that confirms the building is structurally capable of conversion. These findings tally with the general appearance and quality of the building that is evident from site visit. As such, the proposal is considered acceptable against criteria b) of Housing Policy 11. Turning to c) the overall building is a substantial stone barn of significant age. It is considered that the building is of the type intended to be covered by the planning policy, it being of general architectural, historic and social interest. As such, the proposal is considered acceptable against criteria c) of Housing Policy 11. In respect of d) it is evident that the building is large enough to form a satisfactory dwelling. Whilst the proposal does include some extension it is should be noted that this is similar to that approved under previous planning application 07/01256/B and does not affect adversely the character or interest of the building. As such, the proposal is considered acceptable against criteria d) of Housing Policy 11. As for e) it is fortunate that the position and orientation of the building relative to the existing dwelling is such that the residential amenity of neither property is unduly compromised. Each property has its own separate access from the main road. As such, the proposal is considered acceptable against criteria e) of Housing Policy 11. Finally, in terms of f) there is no known reason why the proposed development cannot be undertaken without unreasonable public expenditure. As such, the proposal is considered acceptable against criteria f) of Housing Policy 11. Based on the above it is concluded that the proposed development is in accordance with the relevant planning policy and is acceptable. The potential presence of bats within the building was also raised within previous planning application 07/01256/B. At that time it was concluded to be appropriate to impose a condition relating to the undertaken of survey prior to development and it is considered that this remains appropriate. 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 should be afforded interested party status: Braddan Parish Commissioners; and The Department of Environment, Food and Agriculture’s Senior Biodiversity Officer. It is considered that the following parties that made representations to the planning application should not be afforded interested party status: The Department of Transport Highways Division (now within the same department of the Planning Authority). I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date: 12 May 2010 Signed: _________________________ Senior Planning Officer [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/36049-east-baldwin-renscault-farm-conversion-garage/documents/1349769*