**Document:** Planning Officer Report **Application:** 09/00677/B — Alterations and erection of an extension **Decision:** Refused **Decision Date:** 2009-07-21 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/63083-michael-glaicke-glen-road-ballaugh-alteration-extension/documents/1376787 --- # Planning Officer Report **Application No.:** 09/00677/B **Applicant:** Mr Richard Morris **Proposal:** Alterations and erection of an extension **Site Address:** The Glaicke Glen Road Ballaugh Isle Of Man IM7 5JG ### Considerations Case Officer : Mr Steve Stanley **Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Ballaugh Parish Commissioners Notes: no objections. ### Officer's Report ### The Site The application site represents the curtilage of The Glaicke, Glen Road, Ballaugh, a stone barn which is the process of being converted to form a dwelling. The site is situated on the western side of the road and comprises the main barn and a single storey outbuilding which is also being converted. To the west of the main barn is an open sided steel framed agricultural building. ### The Proposal This application seeks approval for the erection of an extension to the western side of the main barn building. The extension would be single storey and would project of the western elevation by approximately 12.2 metres. The extension would provide a leisure and games room. The existing steel framed agricultural building would be removed as part of the development. ### Planning Status The application site is located within an area identified as being of High Landscape or Coastal Value and Scenic Significance by the1982 development Order. Within the Isle of Man Strategic Plan 2007, the following policy is considered relevant in the consideration of this application: 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 following previous planning applications are considered relevant in the assessment and determination of this application: 01/02412/A sought approval in principle for conversion of barn to dwelling and outbuilding to garaging. This was approved at appeal. 03/01433/B sought approval for the conversion and extension of barn to a single dwelling and conversion and extension of outbuilding to ancillary elderly person and staff accommodation. This was approved. 06/00406/B sought approval for amendments to approved conversion and extension of barn and outbuilding to dwelling and ancillary accommodation (03/01433/B). This application was withdrawn. 06/01077/R sought approval for the retention of an completion of works to convert existing barn and outbuildings into dwelling house and ancillary accommodation, and erection of a two storey extension to barn. This was approved. #### Representations The Department of Transport Highways Division does not object to this application. Ballaugh Parish Commissioners do not object to this application. #### Assessment The main issues to be considered in the assessment of this application are the provisions of Housing Policy 11 of the Isle of Man Strategic Plan which relates to the conversion of redundant rural buildings to form dwellings. The policy sets out a list of requirements aimed at ensuring that only buildings of considered merit are retained. Where a building is considered to warrant retention due to its architectural, historic, or social interest, it is important that works carried out are sympathetic to the character of the building so as not to undermine the qualities which justified the conversion in the first place. With this objective in mind, Housing Policy 11 ends with a presumption against further extensions to converted rural buildings since this would lead to loss or reduction of the original interest and character. This application proposes a further extension to the building, in addition to the previously approved and partly built extension on the western elevation. The existing extension was approved prior to the formal adoption of the Strategic Plan and Housing Policy 11 therein. The current application must be assessed against extant policy which in this case is Housing Policy 11. The proposed extension would be to the western elevation of the building and as such public views from Glen Road would not be readily available. Notwithstanding this, Housing Policy 11 does not make provision for inappropriate extensions to converted rural buildings on the basis that they cannot 13 July 2009 be easily seen. The objective of the policy is to protect the character of such buildings for their own sake. It is judged that the proposed extension would undermine the character of the existing building. The previously approved extension has already altered the form of the building however its reduced projection limited its impact. Further extension to the building would alter the original form and character of the building and as such it is considered that the proposed extension is not acceptable. It should be noted that under the provisions of Housing Policy 11, it is unlikely that further extensions to the building would be acceptable due to the loss of character that would result. The removal of the steel framed agricultural building would represent an environmental improvement to the site however this could be carried out by simply removing the structure and is not reliant on the erection of an extension to the adjacent building. RECOMMENDATION Refuse. ## 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 Ballaugh Parish Commissioners --- **Recommendation** **Recommended Decision:** Refused **Date of Recommendation:** 13.07.2009 --- **Conditions and Notes for Approval / Reasons and Notes for Refusal** **C: Conditions for approval** **N: Notes attached to conditions** **R: Reasons for refusal** **O: Notes attached to refusals** R 1. The proposed extension would undermine the character of the existing building and as such would fail to accord with the provisions of Housing Policy 11. --- 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 13 July 2009 ## Decision Made : Refused **Date :** .................... 2009 **Signed :** .................... 2009 **Senior Planning Officer** --- 13 July 2009 09/00677/B Page 4 of 4 --- *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/63083-michael-glaicke-glen-road-ballaugh-alteration-extension/documents/1376787*