29 July 2008 · Committee
Ballacallin, Lane From Dalby Road To Ballacallin, Dalby, Isle Of Man, IM5 3bt
This application sought permission to alter and reconstruct a former barn at Ballacallin, Dalby, to provide living accommodation. It was submitted as an amendment to an earlier approval (PA 06/02040B). The barn sits to the rear of an existing dwelling called The Scheillings and is reached by a narrow lane to the north. The Planning Committee refused the application in July 2008, in line with the officer's recommendation. The key issue was that the barn had already been demolished and only the original stonework remained. Because the proposal did not involve re-using or converting the existing fabric of the building, it was treated as the erection of a new dwelling in an unsustainable countryside location, which conflicted with the Isle of Man Strategic Plan's policies on sustainable development and countryside protection.
The Planning Committee refused this application. The proposed reconstruction was treated as a new building rather than a genuine conversion or re-use of the existing barn fabric, making it contrary to policies that direct new housing to sustainable, established settlements and protect the countryside. A second reason was that the only access to the upper accommodation — a new door and external steps — would be uncomfortably close to the rear boundary of the neighbouring property, The Scheillings, creating an unneighbourly impact.
Refusal Reasons
erection of replacement buildings
permission will not be given for the erection of replacement buildings
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.
essential facilities
