**Document:** Planning Report and Recommendations **Application:** 09/01389/B — Erection of a two storey extension and installation of rooflights **Decision:** Refused **Decision Date:** 2009-10-05 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/63704-michael-barn-glaicke-glen-road-extension/documents/1385121 --- # Planning Report and Recommendations **Application No.:** ** 09/01389/B ** **Applicant:** ** Mr Richard Morris ** **Proposal:** ** Erection of a two storey extension and installation of rooflights ** **Site Address:** ** - Barn - The Glaicke - Glen Road - Ballaugh - Isle Of Man - IM7 5JG --- ### Considerations **Case Officer:** Ms Henrietta Hopkins ** **Photo Taken:** ** 29.09.2009 ** **Site Visit:** ** 29.09.2009 ** **Expected Decision Level:** ** Senior Planning Officer --- ### Written Representations --- ### Consultations **Consultee:** Highways Division **Notes:** Do not oppose **Consultee:** Ballaugh Parish Commissioners **Notes:** No objection --- ### Officer's Report #### The Site The application site represents the curtilage of The Glaicke, Glen Road, Ballaugh, a stone barn which has been converted to a dwelling. The site is situated on the western side of Glen Road, to the south of Ballaugh. #### The Proposal This application seeks approval for an extension to the barn. The extension will be built to the western elevation of the existing dwelling and will be two-storey in height. The extension will project from the western elevation by 3.9 metres; have a width of 5.2 metres; and a pitched roof with a maximum height of 5.4 metres. #### Planning Status The application site is located within an area identified as 'High Landscape or Coastal Value and Scenic Significance' in the Isle of Man Development Plan 1982. The Isle of Man Strategic Plan 2007 contains policies which are considered specifically material to the assessment of this current planning application – Housing Policy 11 and Environment Policy 2. Housing Policy 11 states the following: Conversion of existing rural buildings into dwellings may be permitted, but only where: 1 October 2009 09/01389/B Page 1 of 4 - (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 of reduction of the original interest and character. Environment Policy 2 states the following: "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 will be 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 development is essential." PLANNING HISTORY The property has had previous planning applications submitted which are considered to be relevant to this proposal: 01/02412/A - Approval in principle for conversion of barn to dwelling and outbuilding to garaging - Approved at appeal (4th March 2003). 03/01433/B - Conversion and extension of a barn to a single dwelling and conversion and extension of outbuilding to ancillary elderly person and staff accommodation - Permitted (16th December 2003). 06/00406/B - Amendments to approved conversion and extension of barn and outbuilding to dwelling and ancillary accommodation - Application Withdrawn (19th June 2006). 06/01077/R - Retention of and completion of works to convert existing barn and outbuildings into a dwellinghouse and ancillary accommodation, and erection of a two storey extension to barn - Permitted (20th November 2006). 06/01617/B - Construction of a vehicular access and new road to serve - Permitted (22nd December 2006). 09/00677/B Alterations and erection of an extension - Refused (21st July 2009). ## ASSESSMENT The application site is located within an area of 'High Landscape or Coastal Value and Scenic Significance' in the Isle of Man Development Plan 1982. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policy identified earlier within the report (i.e. Housing Policy 11 and Environment Policy 2 of Isle of Man Strategic Plan 2007). 1 October 2009 The main issues to be considered in the assessment of this application are the provisions of Housing Policy 11, 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 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 the 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 extension on the western elevation (06/01077/R). The existing extension was approved in 2006 prior to the formal adoption of the Isle of Man Strategic Plan 2007 and Housing Policy 11 therein. The current application must be assessed against relevant policies in the adopted development plan, in this case Housing Policy 11. The proposed extension would be to the western elevation of the building and as such public view from Glen Road would not be readily available. However, the objective of Housing Policy 11 is to protect the original interest and character of such buildings for their own sake and not on the basis of views that can be seen. The proposed extension although an improvement from the refused extension (09/00677/B), which was to project approximately 12.2 metres on the western elevation is still considered to undermine the character of the existing building and as such would fail to accord with the provisions of Housing Policy 11. The proposed extension would make the converted rural building subordinate, which is what you would generally see for residential developments, not for a converted barns where policy seeks to maintain the original appearance. The development would be similar to the granted existing extension (06/01077/R), which was half built on the western elevation of the building when on site. The proposed extension would have the same height and width of the existing extension although it would project slightly further by approximately 0.5 metres. It is considered that allowing this extension would lead to loss of the original interest and character of the converted rural building and should therefore be refused planning permission. In conclusion it is judged that the although the proposed extension would not have a detrimental impact on the area zoned as 'High Landscape or Coastal Value and Scenic Significance' it would however undermine the character of the existing building. The previously approved extension has already altered the form of the building. A further extension to the building would alter the original form and character of the building and as such it would be contrary to Housing Policy 11 of the Isle of Man Strategic Plan 2007. **REPRESENTATIONS** The following written representations have been received: - Ballaugh Parish Commissioners have no objection to the proposed development. - Department of Transport have no objection to the proposed development. **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: - Ballaugh Parish Commissioners 1 October 2009 ## Recommendation Recommended Decision: Refused Date of Recommendation: 30.09.2009 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 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 Decision Made : Refused Date : 5.0202009 Signed : Senior Planning Officer --- *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/63704-michael-barn-glaicke-glen-road-extension/documents/1385121*