Erection of a link porch and conversion of hen house to provide additional living accommodation

Why Was This Refused?

✓The main dwelling was a converted barn, and policy prevents further extensions to barn conversions
✓The proposed front link porch would be conspicuous and harm the character of the former barn
✓The hen house lacked the historic, social, or architectural interest required for conversion under policy
✓The proposed works would completely envelop the hen house internally, externally, and with a new roof, making genuine retention unlikely
✓An earlier permission for the barn conversion had shown the removal of the surrounding agricultural buildings, including the hen house now proposed for conversion
✓character
✓design
✓heritage

This application sought permission to erect a link porch and convert a hen house into additional living accommodation at The Barn, Howth, Ballamodha Straight, Ballasalla. The property is a dwelling created through the earlier conversion of a former barn. The application was refused on 8 January 2010. Planning policy does not allow further extensions to dwellings formed from barn conversions, as such additions erode the character and appearance that made the original conversion acceptable. The proposed link porch at the front of the building was considered particularly conspicuous and harmful to the barn's character. The proposed conversion of the hen house was also refused because there was no evidence it held the historic, social, or architectural interest required by policy for rural building conversions.

The application was refused for two main reasons. First, the dwelling was originally created by converting a former barn, and policy does not permit further extensions to such conversions because they undermine the character that justified the original conversion. The proposed link porch at the front of the building would be particularly visible and harmful to that character. Second, the hen house proposed for conversion showed no evidence of the historic, social, or architectural interest required by policy, and the works would effectively envelop and replace the existing structure entirely rather than genuinely convert it.

Refusal Reasons

✕The dwelling to which the new accommodation would be linked, was created through the conversion of a former barn. Current policy on such conversions state that following the conversion of the building, no further extensions will be permitted as this would result in a loss of the character and/or appearance which justified the conversion in the first place. In this case the extension is to the front of the building which would be particularly conspicuous and would detrimentally affect the appearance and character of the former barn.
✕Notwithstanding the above, the application purports to involve the conversion of an existing building, for which there is a provision in principle in the Strategic Plan, under Housing Policy 11. However, this policy requires that such buildings must be of historic, social or architectural interest and there is no evidence that the building to be converted satisfies any of these. In any case, the conversion involves the complete envelopment of the existing building - internally, externally and with a new roof, to the point that it is unlikely that the existing building will be retained at all. If the building is of any interest which would satisfy the Policy, the proposed works completely change the appearance and character of the building and as such would be contrary to the provisions of Housing Policy 11. It should also be noted that the permission granted for the conversion of the barn to living accommodation, PA 04/2078 also showed the removal of the surrounding agricultural buildings, including that which is now proposed to be converted to living accommodation.

Policies Assessed (1)

HP11

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.

Planning History (11)

98/00832/BApproved1998

Erection of replacement dwelling incorporating adjoining barn

97/00554/BApproved1997

Alterations and extensions to dwelling

03/01590/BRefused2004

Conversion and extension of existing barn to a dwelling and creation of a new driveway and access

03/01648/BRefused2004

Conversion and extension of existing barn to a dwelling and creation of a new driveway and access (additional scheme to 03/01590B to exclude conservatory)

04/00530/BApproved2004

Conversion and extension to existing barn to a dwelling and creation of a new driveway and access (Resubmission)

04/02078/BApproved2004

Conversion of outbuilding into residential dwelling

06/00499/BApproved2006

Erection of a dwelling

07/00753/BApproved2007

Amendments to approved dwelling (PA 06/00499B)

08/00648/BApproved2008

Alterations to agricultural buildings

08/00650/BApproved2008

Erection of a dwelling (comprising amendments to approved developments 06/00499B and 07/00753B)

09/00382/BApproved2009

Erection of a dwelling (comprising amendments to PA's 06/00499B, 07/00753B and 08/00650B)

Documents (14)

Officer Report Decision Notice Location Plan Application Form