5 October 2009 · Minister for Local Government and the Environment (following Independent Inspector's recommendation)
The Glaicke, Glen Road, Ballaugh, Isle Of Man, IM7 5jg
The proposal involved adding a two-storey extension measuring 3.9m deep by 5.2m wide with a 5.4m ridge height to the western (rear) elevation of a large stone barn at The Glaicke, Glen Road, Ballaugh, which had prior approvals for conversion to a dwelling and a similar northern extension.
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The independent inspector assessed whether the proposed extension, combined with the prior approved northern extension, constituted a 'modest subordinate extension which would not adversely affect the…
Housing Policy 11
Requires conversions of rural buildings to dwellings only if substantially intact, of interest, large enough as-is or with modest subordinate extensions not adversely affecting character; further extensions not usually permitted to avoid loss of original interest/character. Officer found proposal undermined barn character by making it subordinate like typical residences; inspector disagreed, finding extensions modest/small percentage of volume, subservient with lower heights, preserving character in context of large barn.
Environment Policy 2
In AHLV, landscape protection paramount unless no harm to character/quality shown. Both officer and inspector agreed no detrimental effect due to rear location, screening by trees/hedging, limited public views; inspector noted Dutch barn removal as enhancement.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to the submitted drawings 09/01 and 09/03 received on 19 August 2009.
Materials matching
The external finishes of the extension shall match those of the existing building in all respects.
Dutch barn demolition
Within three months of the occupation of the converted barn, the existing Dutch barn in the south west corner of the overall site shall be demolished and its site cleared and restored in accordance with a scheme that shall first have been submitted to and approved in writing by the Planning Authority.
no objection
Do not oppose / no traffic management, parking or road safety implications
Highways Division and Ballaugh Parish Commissioners have no objections to the application, while a public objection letter raises significant concerns about flooding risks and inappropriateness of development in a flood plain.
Department of Transport Highways Division
No ObjectionDo not oppose has no traffic management, parking or road safety implications
Ballaugh Parish Commissioners
No Objectionmy Commissioners have now considered the above proposed development, and have no objections thereto
The original application 09/01389/B for erection of a two-storey extension and rooflights at a barn being converted to a dwelling was refused, likely due to concerns over Housing Policy 11 regarding further extensions to rural buildings. The appellant argued the extension would be subservient, hidden from view, and offered to remove an unsightly Dutch barn. The council defended refusal citing non-compliance with Housing Policy 11 as the extensions would undermine the building's character. The inspector found the combined extensions modest and subordinate, not adversely affecting the building's character or the AHLV due to screening, and recommended allowing the appeal with conditions.
Precedent Value
This appeal shows that Housing Policy 11's exception for modest subordinate extensions can override the general ban on further rural building extensions when justified by building scale, subservience and minimal landscape impact. Future applicants should emphasise proportional analysis, site screening and positive enhancements like structure removal.
Inspector: Neil A C Holt TD BArch(Hons) DipTP DipCons RIBA MRTPI
