**Document:** Officer Planning Report Recommendations
**Application:** 08/01498/B — Alterations, erection of extension and conversion of outbuilding to provide living accommodation
**Decision:** Permitted
**Decision Date:** 2008-10-17
**Parish:** Michael
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/85805-ballaugh-croit-ny-gurrin-the-curragh-conversion-extension/documents/1544976

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# Officer Planning Report Recommendations

**Application No.:** ** 08/01498/B **
**Applicant:** ** Mrs A Gelling **
**Proposal:** ** Alterations, erection of extension and conversion of outbuilding to provide living accommodation **
**Site Address:** ** - Croit-Ny-Gurrin - The Curragh - Ballaugh - Isle Of Man - IM7 5BJ ### Considerations **Case Officer:** Mr Steve Stanley **
**Photo Taken:** ** - **
**Site Visit:** ** Delegated Decision Senior DC Officer ### Written Representations ### Consultations **Consultee:** Highways Division **Notes:** Do not oppose **Consultee:** Ballaugh Parish Commissioners ### Notes

### Officer's Report

#### The Site

The application site represents the curtilage of Croit-Ny-Gurrin, The Curragh, Ballaugh. The site is located on the western side of the road with mature trees and hedging providing screening to the north and south. The detached dwelling is a traditional cottage with a catslide roof. There is an existing stone outbuilding situated to the immediate west of the dwelling. The dwelling is one of three which form a cluster around the junction.

#### Planning Status

The application site is located within an area identified as being of High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order. The site is also identified as being an area of Private Woodland or Parkland and is just outside an area demarcated as being "Nature Conservation Zones, Nature Reserves & Sites of Ecological Importance for Conservation".

Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered relevant in the assessment and determination of this application:

General Policy 3, which 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, 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."

Housing Policy 15, which states:
"The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than  of the existing building in terms of floor space (measured externally)."

## Planning History

There have been no previous planning applications relating to this site.

### Representations

Ballaugh Parish Commissioners do not object to this application. The Department of Transport Highways Division does not object to this application. We have received no privately written representations in relation to this planning application.

## The Proposal

This application seeks approval for the conversion and extension of an existing stone outbuilding to provide additional living accommodation to main dwelling by linking the two buildings together. The outbuilding would be re-roofed with roof lights being added. Additional windows would be created and a single storey link extension to its eastern elevation would connect the stone building with the existing dwelling.

### Assessment

The proposal is to convert an existing stone outbuilding to form additional living accommodation. General Policy 3 makes provision for the conversion of rural buildings to residential use and this is set out in detail by Housing Policy 11.

Housing Policy 11 provides a series of requirements aimed at identifying whether a rural building is eligible for conversion to residential use.

It is judged that the original use of the building is redundant and that it is intact and capable of conversion. The building is attractive and contributes positively to the surrounding area. It is therefore considered that the building warrants retention through conversion to residential use.

It is proposed that the building will be used as an extension to the main house by creating a linkage extension. The proposed external alterations would introduce new apertures which would not be original but would be sympathetic to the form of the building. The proposed link extension would be subordinate and relatively minor in scale and would protect the character of both the existing dwelling and the stone outbuilding.

Housing Policy 15 provides guidance on how traditional properties in the countryside may be extended. The emphasis of the policy is to protect the existing character of such properties by respecting proportion and form through sympathetic additions. This proposal would result in an increased floor area albeit through the reuse of an existing structure. It is considered that this is an appropriate way of achieving increased living accommodation as it preserves the appearance of the existing dwelling and retains and reuses existing built fabric which collectively would respect the character of the buildings and the site as a whole.

In conclusion, it is judged that the proposed development would be acceptable and would comply with the policies for converting rural buildings and existing dwellings in the countryside as set out with the Isle of Man Strategic Plan 2007.

### Recommendation

It is recommended that the application be approved.

### 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 The Department of Transport Highways Division

### Recommendation

Recommended Decision: Permitted

## Conditions and Notes for Approval / Reasons and Notes for Refusal

### C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 0 : 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 alteration and conversion of an existing stone outbuilding with the addition of an extension to the main dwelling at Crit-Ny-Gurrin, The Curragh, Ballaugh as shown by the plans and information 08/0385/1, 08/0385/2, Photographs 1-6 and Completed Checklist submitted and date stamped 31st July 2008.

C 3. The roof(s) must be finished in dark natural slate. C 4. The converted outbuilding shall remain ancillary to the use and enjoyment of the main dwelling Croit-Ny-Gurrin. No approval is granted or implied for the use of the building as a separate unit of accommodation.

C 5. All rooflights must be "Conservation" type.

I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)

Decision Made : Permitted
Date :
Signed :
Senior Planning Officer

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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/85805-ballaugh-croit-ny-gurrin-the-curragh-conversion-extension/documents/1544976*