5 December 2024 · Delegated
Barn House Ballahutchin Beg, Postal Locality, Dalby, Isle Of Man, IM5 3br
The proposal involved adding a single-storey lean-to extension to the north-east elevation of Gulls Way Barn, a converted stone outbuilding in the Parish of Patrick, situated on the landward side of the A27 roughly between Glen Maye and Dalby. The site lies within an area of High Landscape Value and Scenic Significance, and there is a general policy presumption against new development in the countryside. The key planning issues were the extension's effect on the character and appearance of the existing dwelling, its visual impact from public viewpoints, and its broader impact on the countryside. Housing Policy 15 applied because of the property's traditional character, requiring any extension to respect the proportion, form, and appearance of the original building. Officers concluded that the design and materials were acceptable — deliberately differentiating the newer extension from the original stonework rather than attempting to match it — and that the modest, single-storey scale would not harm neighbouring amenity or increase the property's visual impact from public view or within the wider countryside.
The extension was approved because its siting, design, and finish were judged to respect the traditional character of the converted barn without adversely increasing its visual impact from public view or on the wider countryside. The proposal met the requirements of General Policy 2 and Housing Policy 15 of the Isle of Man Strategic Plan 2016.
General Policy 2
The proposal is in accordance with General Policy 2 and Housing Policy 15 of the IoM Strategic Plan 2016
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
The proposal is in accordance with General Policy 2 and Housing Policy 15 of the IoM Strategic Plan 2016
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).
General Policy 3
Whilst there is a general presumption against development in the Countryside (EP's 1 and 2, and GP3)
General Policy 3: 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 (1) 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. 6.4 Planning Agreements 6.4.1 Where development is acceptable and in accordance with the provisions of this Plan and the relevant Area Plan, but raises issues which cannot be addressed by the imposition of planning conditions, the Department will seek to conclude an Agreement with the developer under Section 13 of the 1999 Town and Country Planning Act.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
