**Document:** Officer Planning Report **Application:** 09/00472/B — Alterations and extensions to dwelling (comprising amendments to PA 06/00811B) **Decision:** Permitted **Decision Date:** 2009-05-26 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/62604-braddan-virginia-barn-dwelling/documents/1373311 --- # Officer Planning Report ## 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 residential curtilage of a detached dwelling that is located to the north of the A23 in the Mount Rule area of Braddan. The proposed development comprises the alteration and extension of the dwelling. The proposal effectively represents an amendment to previously approved planning application 06/00811/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 this current planning application: Planning application 06/00811/B sought approval for the demolition of an existing detached garage and the erection of two storey extension, the erection of a replacement attached double garage, the installation of replacement windows and entrance gates. This previous planning application was considered and approved, with the approval decision notice issued on the 23rd August 2006. #### Representations The Department of Transport do not oppose the planning application. The owner and/or occupant of 33 Ballaquark, which is located in Douglas, expresses an interest in the planning application and refers to Planning Circular 3/89. #### 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. Planning Circular 6/91, the written statement that accompanies the local plan, contains one policy that is considered material to the assessment of the planning application. Policy 5.8 states: "Residential development in the countryside has been the subject of Planning Circulars: i) No. 1/88 (Revised) Residential Development - Houses in the Countryside ii) No. 3/88 New Agricultural Dwellings iii) No. 3/89 Renovation of Buildings in the Countryside iv) No. 8/89 Low Density Housing in Parkland v) No. 3/91 Guide to the Design of Residential Development in the Countryside. This is a separate publication in its own right. The foregoing set out in detail the policy of the Department with regard to residential development in the countryside and as such must be respected. These circulars comprise appendices nos. 1, 2, 3 and 4 to this document." It should be noted that contents of a number of these Planning Circulars have been superseded by policies contained within the Isle of Man Strategic Plan 2007. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application. General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: - (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); - (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); - (c) previously developed land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; - (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); - (e) location-dependent development in connection with the working of minerals or the provision of necessary services; - (f) building and engineering operations which are essential for the conduct of agriculture or forestry; - (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and - (h) buildings or works required for interpretation of the countryside, its wildlife or heritage." Housing Policy 11 states: "Conversion of existing rural buildings into dwellings may be permitted, but only where: redundancy for the original use can be established; - (a) the building is substantially intact and structurally capable of renovation; - (b) the building is of architectural, historic, or social interest; - (c) 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; - (d) residential use would not be incompatible with adjoining established uses or, where appropriate, landuse zonings on the area plan; and - (e) 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 approval for the alteration and extension of the dwelling. As stated earlier the proposal effectively represents an amendment to previously approved planning application 06/00811/B. It is understood that the amendment is a revision to the previously approved drawings in order that the proposal can actually be constructed. As such, the development proposed by the current planning application is similar to that approved under previous planning application 06/00811/B. Given that this previous planning approval is extant it is considered that it would be unreasonable to viewed the proposed development as being unacceptable. Irrespective of that, the proposed development is considered to be acceptable as, was recognised within previous planning application 06/00811/B, the existing building is traditional in appearance but does not immediately present itself as a renovated former barn. The proposed extension and alteration suitably maintains the original character of the building. Taking account of the extant planning approval and the proposal it is concluded that the planning application is 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 meet the criteria of Government Circular 1/06 and should be afforded interested party status: The Department of Transport Highways Division. 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 owner and/or occupant of 33 Ballaquark. Recommendation Recommended Decision: Permitted Date of Recommendation: 28.04.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to the location plan and drawing no.s AT986.1 and AT986.2 date stamped the 18th March 2009. C 3. The external finishes of the extension must match those of the existing building in all respects. C 4. The exterior stonework must be of a traditional nature. NOTE: Split stone on a backing render is not acceptable as an external finish. I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer Decision Made : Permitted Date : 21.04.2009 Signed : 11111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111 --- *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/62604-braddan-virginia-barn-dwelling/documents/1373311*