23 August 2006 · Delegated - Director of Planning and Building Control (M. I. McCauley)
Virginia Barn, Postal Locality, Mount Rule, Douglas, Isle Of Man, IM4 4hw
Virginia Barn is a converted former horticultural building in a rural area zoned Open Space (Agriculture) under the Braddan Local Plan. The proposal seeks to demolish the existing rear detached double garage, add a two-storey extension to the rear, build a new attached double garage to the side, and install replacement…
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Each planning application is considered on its own merits, mindful of Planning Circular 3/89 on Renovation of Buildings in the Countryside.
Renovation of Buildings in the Countryside
Circular allows renovation and alternative uses for redundant countryside buildings. 1995 approval for residential conversion was under this Circular with note against further extensions. Officer found current extensions sympathetic, treating building as established traditional dwelling rather than barn.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the plans and information submitted as part of this application and date stamped 12th May 2006 and 22nd June 2006.
Materials matching
The external finishes of the extension must match those of the existing building in all respects.
Stonework
The exterior stonework must be of a traditional nature. NOTE: Split stone on a backing render is not acceptable as an external finish.
Do Not Oppose subject to 2m x 36m visibility splays (condition noted but not imposed as access existing)
no objection subject to consultation on overhead lines/underground cables
no objection but applicant to consult on fire precautions for upper floor escape
Braddan Parish Commissioners object to the application on material planning grounds related to prior barn conversion approval; Highways Division, Manx Electricity Authority, and Fire Service raise no objection or conditional no objection with specific conditions requested.
Key concern: proposed extension contrary to Planning Circular 3/89
Braddan Parish Commissioners
ObjectionThe Commissioners would recommend to the Planning Committee that there is a material planning reason to object to the principle of the application on the grounds that the proposed extension would be contrary to the provisions contained within Planning Circular 3/89
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application. Please contact Anthony Kinrade or Ian Horsey...
Conditions requested: applicant must contact the Authority; contact Anthony Kinrade or Ian Horsey, Operations and Maintenance Dept, Network Services, Manx Electricity Authority, (Tel. 687705) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site; Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
Department of Transport Highway Division
Conditional No ObjectionDo Not Oppose subject to the imposition of the following conditions | 2 metres by 36 metre visibility splays are provided to serve the needs of the extended dwelling
Conditions requested: 2 metres by 36 metre visibility splays are provided to serve the needs of the extended dwelling
Isle of Man Fire And Rescue Service
Conditional No ObjectionApplicant to consult with Fire Safety Department as means of escape from upper floor is via a stairway which discharges into a habitable room, which is inherently unsafe in case of fire.
Conditions requested: Applicant to consult with Fire Safety Department as means of escape from upper floor is via a stairway which discharges into a habitable room
The original application for change of use of Virginia Barn, Mount Rule, Braddan from horticultural to residential was approved by the Planning Committee on review after initial refusal, as the building was renovated but redundant for horticultural use. Appellant Mr Norris objected on grounds of incompatibility with farming, domestic impedimenta harming rural character, and precedent for countryside development. The Planning Department, applicant, and Braddan Commissioners argued the building's high-quality renovation, redundancy, uniqueness of circumstances, and compliance with Circular 3/89 justified residential use without harm. The inspector found the changed circumstances since prior refusals (building now renovated and redundant), no material harm to area or farming compatibility, and no precedent risk, recommending dismissal. The Minister accepted the recommendation and dismissed the appeal on 18 July 1995.
Precedent Value
This appeal shows that prior refusals can be overcome by material changes like high-quality renovation and proven redundancy of approved non-residential use. Future applicants should emphasise unique circumstances, secure local support, and demonstrate no visual or functional harm to rural character.
Inspector: JR Mossop
