29 November 2024 · Delegated
Ballalonna Farm, Dalby, Isle Of Man, IM5 3bw
The proposal sought to extend New House Ballalonna Farm — a converted historic Manx stone barn within a farmstead group in open countryside — by constructing three two-storey gabled extensions to the east elevation, adding 142.54sqm of floor space and increasing the dwelling from two to four bedrooms. The extensions would have involved a first-floor gable above an existing ground-floor extension, plus two further rendered gable projections protruding up to 7m from the rear elevation, with a mixed range of fenestration including Juliette balconies and white uPVC windows. The officer found that the three gables would visually more than double the depth of the original barn, consuming the original building so that it would be barely recognisable. The proposed floor space increase of 142.54sqm exceeded 50% of the existing floor area, breaching Housing Policy 15, and no exceptional circumstances were submitted. The rendered gables, uPVC windows, and inconsistent fenestration were also found to be incongruous with the barn's historic and traditional character. In the wider landscape, the bulk of the extensions would reduce the open space between buildings within the farmstead group, causing visual coalescence contrary to countryside and landscape policies.
The extensions were refused because their scale and design would overwhelm the original barn, making it unrecognisable and destroying its historic character. The proposed floor space increase exceeded the 50% threshold in Housing Policy 15 with no exceptional circumstances offered. The bulk of three projecting gables would also cause visual coalescence within the farmstead group in open countryside, harming the landscape setting contrary to General Policy 2, Environment Policies 3(a) and 4(b), the Design Guide, and Planning Policy Statement 3/91.
Refusal Reasons
General Policy 2
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Housing Policy 15
Housing Policy 15: 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 50% of the existing building in terms of floor space (measured externally).
Environment Policy 3 (a)
landscape setting
Strategic Policy 3 (a)
Strategic Policy 4(b)
protect and enhance landscape quality
Housing Policy 11
Housing Policy 11: 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. 8.10.3 Permission will be given in certain circumstances for the re-establishment of residential use where there is an abandoned dwelling, since such dwellings can sometimes have a negative impact, usually arising from the sense of dereliction and dilapidation. See Housing Policy 13 below. 8.11 Replacement Dwellings in the Countryside 8.11.1 There are in our countryside many existing dwellings, some of which contribute positively to its appearance and character, and some of which do not. A number of dwellings have been abandoned for many years; their physical remains being a reflection of agricultural and social change across the Island. They form features in the rural landscape which are often not unacceptable in their present state. It is appropriate to encourage change which would result in overall environment improvement, and to discourage change which would not. Where the building(s) concerned are of architectural merit or of local, historical or social interest demolition and replacement will be discouraged.
Housing Policy 4 (b)
Planning Policy Statement 3/91
