7 October 2015 · Committee
Barns, Ballaragh Old Farmhouse, 107 Ballaragh To Bulgham, Ballaragh, Laxey, Isle Of Man, IM4 7pn
Permission was granted to demolish an existing outbuilding and erect a detached dwelling with an integral garage at the curtilage of Ballaragh Old Farmhouse, Laxey, Isle of Man. The existing barn is of Manx stone construction in an L-shaped arrangement, with timber windows described as being in a very poor state of repair. During the course of the application, additional and amended plans and information were sought and provided, following concerns about the absence of a bat survey and inaccuracies in the original site plan. The officer assessed whether the loss of the barn was acceptable, whether the proposed dwelling's design was appropriate, and whether living conditions and highway access would be adequately protected. The officer concluded that approval could not reasonably be withheld, and the application was permitted by the Committee on 7 October 2015 subject to three conditions.
The application was approved by the Department of Environment, Food and Agriculture. The officer considered that approval could not reasonably be withheld, having assessed the acceptability of losing the existing barn, the design of the proposed dwelling, its impact on living conditions, highway access, and effects on local biodiversity.
Housing Policy 11
the primary policy against which barn conversion applications are assessed
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.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
No works shall take place at the site between the months of March and July inclusive, unless prior to that a suitably qualified ecologist has conducted an inspection of the site and found there would be no impact on any birds using the site. In the event that works will be undertaken between the months of March and July inclusive, no works shall take place until a copy of the ecologist's report confirming the acceptability of the works has been submitted to and approved in writing by the Department. Reason: To afford suitable protection to nesting birds.
Condition 3
Prior to the commencement of any works to the barn, the approved access and entrance alterations as approved under drawing 14 1050 5 are required to be completed as shown. Reason: in the interested of highway safety.
