**Document:** Officer Planning Report Recommendations
**Application:** 10/01489/B — Alterations and erection of extensions to dwelling house
**Decision:** Permitted
**Decision Date:** 2010-12-02
**Parish:** Braddan
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/37198-braddan-virginia-barn-mount-rule-alteration-dwelling-extension/documents/1361781

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# Officer Planning Report Recommendations

## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations [Table omitted in markdown export] ### Consultations [Table omitted in markdown export]

### Officer's Report

## THE APPLICATION SITE AND PROPOSED DEVELOPMENT

The application site comprises the curtilage of Well House, also known as Virginia Barn, which is a stone dwelling with attached garage (see planning history below) situated on the northern side of the AA23 Top Road between the Strang and Crosby, Braddan. The site has a stone wall bounding the main road with hedge atop. The building is partly screened but visible from the road.

The proposed development comprises alterations and erection of extensions to the dwelling contained within the application site.

### Planning History

The application site has been the subject of the following planning applications:

PA 09/00472/B - Alterations and extensions to dwelling (comprising amendments to PA 06/00811B)<br/>Status - Permitted

PA 06/00811/B - Demolition of existing detached garage and erection of a two storey extension, erection of a replacement attached double garage, installation of replacement windows and entrance gate<br/>Status - Permitted

PA 97/02208/B - Erection of garage to rear of dwelling, Well House, Mount Rule, Braddan.<br/>Status - Permitted PA 96/01337/B - Erection of a detached double garage, Well House, Mount Rule, Braddan.<br/>Status - Refused at Appeal PA 95/01342/B - Erection of a garage/store, Well House, Mount Rule, Braddan.<br/>Status - Refused at Appeal PA 95/01046/B - Erection of porch, Virginia Barn, Mount Rule, Braddan.<br/>Status - Application Permitted on Review

PA 94/00683/C - Change of use from horticultural unit to residential unit, Virginia Barn, Mount Rule, Braddan. Status - Approved at Appeal

PA 93/00451/B - Provision of 2 polytunnels & free-range chicken unit, field to rear of Ballaclucas, Marown (to be considered in conjunction with P.A. 93/0450). Status - Permitted

PA 93/00450/B - Alterations to provide horticultural unit, Virginia Barn, Mount Rule, Braddan (to be considered in conjunction with P.A. 93/0451). Status - Permitted

PA 92/00964/A - Approval in principle for erection of 2 polytunnel units & chicken shed, Field 7173 (842), Ballaclucas, Marown. Status - Permitted

PA 91/01770/B - Renovation and extension of barn to create horticultural unit with associated living accommodation, Virginia Barn, Mount Rule, Braddan. Status - Refused at Appeal

PA 91/00235/A - Approval in principle for erection of dwelling with garage, part Field No. 9263, near Ballaclucas, Braddan - no decision registered

PA 89/00134/A - Approval in principle to conversion of barn to private residence, Part of Field No. 9263, Virginia Farm, Main Road, Mount Rule, Braddan Status - Refused at Appeal

REPRESENTATIONS

The Department of Infrastructure Highways Division do not oppose the planning application.

The owner and/or occupant of Glebe Cottage, which is located in Maughold, express an interest in the planning application. They comment on the restriction on extensions following the conversion of barns to living accommodation but make no reference to the earlier planning applications for extensions to the property.

The owner and/or occupant of 33 Ballaquark, which is located in Douglas, express an interest in the planning application. They comment on the restriction on extensions following the conversion of barns to living accommodation but make no reference to the earlier planning applications for extensions to the property.

## PLANNING STATUS

The application site is located within a wider area of land designated as i) open space under the Braddan Local Plan; and ii) high landscape value and scenic significance under the Braddan Plan of 1991.

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, 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."

## Assessment

[Table omitted in markdown export]

The planning application seeks planning approval for the alteration and extension of the dwelling contained within the application site. The proposal is basically an amended version of the planning approval recently granted under PA 09/0472 for alterations and extensions, which, in turn was an amendment to the earlier planning approval granted under PA 06/0811. The changes to the scheme include extension of the extension, by 1.5m. The side of the chimney is illustrated as rendered but this may be an error as the rest of this is stone faced. The extension is on the elevation furthest from and not facing the road.

The dwelling was formed through the conversion of a barn in 1994 following a number of refusals. Similarly a garage was added in 1997 following two refusals. Permission was then granted for an extension of the premises in 2006 including the demolition of the existing attached garage, construction of an extension in its place and the construction of a new garage. This decision is a pertinent consideration and whilst Housing Policy 11 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", permission has clearly been granted for the majority of what is proposed here. The impact of the proposed development on the character of the converted building and surrounding area is considered to be acceptable.

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 not be afforded interested party status:

The Department of Infrastructure Highways Division; The owner and/or occupant of Glebe Cottage; and The owner and/or occupant of 33 Ballaquark.

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*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/37198-braddan-virginia-barn-mount-rule-alteration-dwelling-extension/documents/1361781*