21 April 2023 · Delegated - Principal Planner (Jason Singleton)
Briarfield, Grenaby Road, Ballasalla, Isle Of Man, IM9 3dp
The application proposed converting a traditional stone barn within the curtilage of Briarfield into a two-storey dwelling, including a single-storey living room extension (4.32m x 5.84m, 4.486m high), porch, and alterations like rebuilding the roadside gable 0.8m back for visibility, height increase of 0.55m, new door…
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The officer found the proposal complied with most of Housing Policy 11 but failed part (d) as the side extension for living room and porch was unsympathetic, inappropriate in design, mass, scale, and …
Housing Policy 11
Requires barn conversions to meet criteria including redundancy, substantial intactness, architectural merit, sufficient size with only modest subordinate extensions not harming character, compatibility with adjacent uses, services without public expense, and re-establishing original appearance with matching materials. Officer assessed the barn met most parts (a-c, e-f) via structural report, prior appeal findings, and site context, but failed part (d) due to overly domestic extension's inappropriate scale/proportions destroying barn character, and sub-paragraph (a) due to unsuitable render and lack of window details. Guidance from Historic England and PPS 3/91 reinforced that such extensions rarely work on traditional farm buildings.
Environment Policy 1
Protects countryside character. Failed due to extension's adverse visual impact on traditional barn visible from road, harming overall countryside amenities as per Strategic Plan para 8.12.2 on controlling rural extensions.
General Policy 3
Permits conversion of redundant rural buildings of value. Principle accepted as barn fits part (b) linked to HP11.
Environment Policy 42
Requires development to respect surrounding character. Extension failed this test due to domestic form not in keeping.
General Policy 2
General development standards. Highways aspects deemed compliant despite access concerns.
Transport Policy 7
Parking standards met with two dedicated spaces.
no objections
All elements of the proposal are acceptable to Highways other than the width of the access. An increase in width to 4.8m would allow dual movement and shared use with other vehicles in the site, and result in a more favourable recommendation from Highways.
Highway Services requests revisions for better access width but finds other aspects acceptable; DEFA Ecosystem Policy is content with bat survey but requests checks during works; Malew Parish Commissioners have no objections.
Key concern: access width of 2.8m insufficient, requires widening to 4.8m
Highway Services HDC
No ObjectionThe following planning applications have no significant negative impact upon the highway network in terms of highway safety, highway operation and car parking. Highway Services HDC does not oppose (DNO) the following applications.
DOI Highways
Conditional No ObjectionAn increase in with to 4.8m would allow and dual movement and shared use with other vehicles in the site, and result in a more favourable recommendation form Highways.; Recommendation: Request additional information/revisions.
Conditions requested: Widening the driveway to 4.8m; The suitability of this proposal [drainage] should be checked and agreed by Highway Services Drainage Team; This [bin, bicycle and fuel storage outbuilding] should be compartmentalised to keep elements separate and ease movements of bicycles in and out
Ecosystem Policy Officer, DEFA
Conditional No ObjectionThe Ecosystem Policy Team can confirm that we are happy with the findings of the Briarfield Bat Survey undertaken by William and Elizabeth Dunlop, dated July 2021 and that a suitable level of assessment has been undertaken.; The applicants may also wish to consider erecting bat boxes on the outbuilding but away from artificial lighting, to provide an enhancement for bats in the area.
Conditions requested: thorough checks for bats should be made prior to and throughout the works, and should bats or evidence of bats be found then work must stop and advice be sought from the Ecosystem Policy Team, DEFA - 651577, or the Manx Bat Group helpline - 366177
Malew Parish Commissioners
No ObjectionMalew Parish Commissioners have no objections to the following applications: 22/01435/B
