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Application No.: 25/90218/B Applicant: Mr. & Mrs. Mike Fletcher Proposal: Erection of two-storey extension to existing dwelling, and alteration of existing first floor dormer to a gable Site Address: New House Ballalonna Farm Dalby Isle Of Man IM5 3BW Principal Planner: Chris Balmer Photo Taken: 28.04.2025 Site Visit: 28.04.2025 Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 06.05.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
On balance, it is considered the proposed extensions which are below the generally 50% threshold of HP15, be appropriate in terms of proportion, scale, mass, finishes and overall
design, and would ensure the interest and character of the existing barn is still clearly apparent and retained would comply with HP15 and HP11 of the IOMSP. Furthermore the proposed works would not harm the character and quality of the landscape or adversely affect the countryside and therefore also comply with EP 1 & 2 of the IOMSP.
This approval relates to the submitted documents and drawings reference numbers all received;
18.03.2025
Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection
_________________________________________________________________ Officer’s Report
THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE PROPOSAL COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN BUT RECOMMENDED FOR AN APPROVAL
1.0 THE SITE - 1.1 The application relates to the residential curtilage of a converted Manx stone barn, New House Ballalonna Farm. The house is one of group of buildings within an original farmstead and includes an annexed building known as Cottage Ballalonna Farm. Within the same ownership is Ballalonna Farm which is a separate dwelling. The buildings are set amongst countryside and agricultural fields on the east side of the A27 Dalby Road. A private semicircular driveway provides two access points onto and off the Dalby Road. The application sites ground level is set above that of the Dalby Road and therefore upwards public viewpoints are observed of the buildings; however, there are a number of mature trees which are located along the boundary between the Dalby Road and the dwelling. - 1.2 The building of interest for this application is the converted stone building known as New House Ballalonna Farm. A key feature of all the buildings are the slate roofs and stone walls of original farm barns.
2.0 PROPOSAL - 2.1 This application seeks approval for the erection of a two-storey extension to the existing dwelling, and alteration of the existing first floor dormer to a gable.
2.2 The works are located to the rear of the existing dwelling. The rear extension would have a total width of 19.3m, a rear projection between 3.6m and 7.6m and a maximum ridge height of 7.3m. Part of the overall works is the removal of an existing dormer and replaced with a full two storey element. - 2.3 External finishes of the extensions would be a mixture of hardwood timber boarding, dark grey standing seam sheeting and traditional laid Manx stone. The roof finish of any pitched roof would be slate. - 2.4 To the front elevation there are no changes proposed. - 2.5 To allow part of the rear extension it is proposed to cut into a small section of rear sloping garden and demolition of an existing retained wall and to install a new retained wall set further back into the site.
3.0 PLANNING POLICIES - 3.1 The application site is within areas of "High Landscape Value or Coastal Value and Scenic Significance" under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area. The building is not a Registered Building. Surface water flood risk is identified running along the site boundaries but the site is not identified as being within an area of flood risk. - 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application: - 3.3 Environmental Policy 1: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." - 3.4 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
3.5 Housing Policy 11 states: "Conversion of existing rural buildings into dwellings may be permitted, but only where:
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."
3.6 Housing Policy 15 states: "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)." - 3.7 Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside
4.1 There are several previous planning applications associated with Ballalonna Farm however those listed below are considered most relevant to this application;
5.1 Highway Services make the following comments (07.03.2025): "Highway Services HDC has no interest" - 6.0 ASSESSMENT
6.1 The main issue is the potential visual impact of the development upon the landscape and individual dwelling.
6.2 The existing dwelling as outlined previously is a traditional Manx stone barn which has been previously converted into a single dwelling and has had additional extensions to the front and rear in the past (pre-adoption of the IOMSP in 2007). Therefore the initial policy consideration is Housing Policy 15. This policy is clear that any extension should; "…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".
6.3 While Housing Policy 15 should be considered, there should also be consideration of Housing Policy 11. While this policy deals with the conversion of a barn to a dwelling and essentially that has already occurred (initially approval in 2001); it is noted that this policy requires any extensions should be; "…modest, subordinate extension which does not affect adversely the character or interest of the building". Furthermore, the last paragraph of this policy states; "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." - 6.4 The reasons for this is to ensure the character and quality of the original barn is not adversely affected. Accordingly, it could be consider the proposal is contrary to the aims of the policy; although the wording of the policy is "will not usually be permitted", which does potential give some scope for further extensions. The Department has allowed (and refused, including a recent refusal to extend this property) applications to extended previously converted barns once they have already been converted and occupied as a dwelling, and has generally take the approach that any such extension should still ensure the original barns interest and character and comply with the relevant policy, rather than refusing the application due to the above mention last paragraph. Due to this it is considered the potential size and visual impact of the proposals should be the consideration as to whether the proposal is acceptable or not. - 6.5 The existing dwelling has a total floor area of approximately 355sqm. It should be noted that this figure includes all alterations and extensions (i.e. front porch and rear extensions/chimney/dormer) which have been carried out since the adoption of the IOMSP in
6.6 For information the original barn before any extensions or alterations to convert it into a dwelling appeared to have a floor area of approximately 280sqm. - 6.7 In terms of the proposed extensions, these would have a total floor area of approximately 164sqm. This would result in the dwelling having a total floor area of approximately 519sqm. This would equate to a percentage increase of 46% which is below the generally permitted 50% threshold as stated within HP 15. - 6.8 In terms of the proportion, scale and form of the proposal, there were significant concerns with the previously refused scheme (PA 24/90956/B), one main concern related to the visual impact upon the character of the original barn, given the rear extensions and especially the northern elevation (side). The officer commented; "7.4.8 Visually the depth of the projecting gables more than doubles the width of the northern end of the building. Visually the width doubles from either barn gable but is most prominent from the perspective of the northern elevation. As a result the character of the long barn is lost and the open space between the site and the adjacent dwelling is significantly reduced. The extensions are not subservient to the host dwelling and this accentuates the bulk of the increased scale." - 6.9 Further "…One of the gables is a different width but individually and collectively the gables appear out of character with the traditional building."
6.10 And "Render has been used on the existing dormer extension therefore to finish the proposed gables in render would not introduce the material to the site. However by virtue of the expanse it is considered that it would cause unacceptable harm to the character of the barn conversion; in particular when looking onto the north elevation. In the wider setting the adjacent dwelling, Ballalonna Farm, is finished in render however that is the original farm dwelling, not a converted barn and the character of the site should reflect that fact." - 6.11 With the exception of the front elevation (west) of the existing barn, which is to remain unchanged; the northern gable elevation of the existing barn is the most publically apparent section of the barn which is visible from the Dalby Road. Such views are fleeting however and are reduced depending on the seasons and leaf coverage of the landscaping/trees within the site. - 6.12 It should be noted that the proposed new rear extension (closest to gable) which is read against the existing northern gable of the barn does in fact projects 2.8m further than the previous rear extension which was refused. It therefore could be considered to be increasing the concern of the previously refused scheme. The previously refused scheme essentially had two protecting gable to the rear elevation, with the larger of the two projecting a total distance of 7m and a second projecting 4.9m. Both where finished in painted render. - 6.13 The current proposal does give a more "L-shaped" footprint which is common built form in terms of barn proportions on the IOM. In such cases, generally the rear projecting element is greater in depth compared to the side gable end which it is read against. Furthermore, the external finish of the extension which is read against the northern gable end of the existing barn would be finished in a hardwood vertical cladding. The existing barn is finished in Manx stone. There would be a clear delineation between "old and new" and the Department has accepted that such finishes complement each other well. The existing rear dormer at the southern end of the barn, is again proposed to be replaced with a full, first floor gable ended extension finished in Manx stone. This element was proposed previously and raised no concern. This element is more traditional in design and finishes and matches the existing elements found in the southern section of the barn. - 6.14 Furthermore, the proposal includes a two storey, centrally projecting extension, which has a parapet flat roof finished with standing steam cladding. This replaces a taller projecting gable as proposed previously. It is considered this new proposal would reduce the mass of the rear extensions and would sit between the two proposed gabled extensions to either end of the barn, acting as a linked extension. - 6.15 The new proposals also include vertically proportion windows within the proposed extensions. These are considered to be an improvement over the last application, which had a number of horizontal proportion windows which are not a feature found in Manx traditional buildings. - 6.16 Overall, the proposed works do change the appearance of the existing barn albeit there is an argument that extensions and works to the rear elevation; namely the rear extensions (utility, dining, boiler room), chimney, first floor dormer & arched windows within the previous mentioned extensions which were previously undertaken (approved under PAs 03/00182/B & 01/01684/B) did change the original character of the barn, and does result in a more domestic appearance in terms of its character now. This consideration arguably makes the application acceptable or not. If it is considered the barn to the rear elevation still does retain its original character, then there is a strong argument that the application should be refused, as the works from this perspective does result in a more domestic appearance. However, if it is considered that the rear elevation has already lost its original character due to the previous changes outlined, then it is considered the proposed extension could be considered acceptable.
6.17 The front elevation in the main still retains its original character. Accordingly, while it could be argued that the proposed extensions when viewed from the rear elevation does appear more domestic in appearance, it is considered that the rear elevation has already lost its original character by the number of changes previously made. The remaining key views of the barn is the front which remains unchanged and the northern gable, which as explained previously is considered to be a traditional form of development in terms of mass and proportion, but with the timber clad finish will ensure the original barn is still clearly apparent, even with the new extension in place. - 6.18 Overall, it is considered the extensions would be appropriate with the original barn as it stands today, while ensuring the key elements of the barns character are retained, namely the front elevation. Accordingly, it is considered this feature would comply with HP15 and HP11 of the IOMSP. - 6.19 As outlined, the main public viewpoint is the front elevation and the northern elevation. The majority of the works proposed would be screened from public view. While this in itself is not a reason to approval any development (i.e. can't be seen), it is considered the proposed works would not adversely affect the countryside or harm the character and quality of the landscape as per the requirements of Environment Policies 1 & 2, namely given the works would be appropriate to this traditional converted barn. POTENTIAL IMPACT UPON THE WOODLAND AREA / ECOLOGY IMPACTS - 6.20 No concerns have been raised with the application or conditions sought.
7.1 On balance, it is considered the proposed extensions which are below the generally 50% threshold of HP15, be appropriate in terms of proportion, scale, mass, finishes and overall design and would ensure the interest and character of the existing barn is still clearly apparent and retained would comply with HP15 and HP11 of the IOMSP. Furthermore the proposed works would not harm the character and quality of the landscape or adversely affect the countryside and therefore also comply with EP 1 & 2 of the IOMSP.
7.2 It is recommended that the application be approved. 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to:
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made: Permitted Date: 19.05.2025 Signed : Presenting Officer
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