21 February 2023 · Delegated
Ballacooil Farm, Lhagg Road, Dalby, Isle Of Man, IM5 3bu
This application sought permission to change the use of a self-catering accommodation unit at Ballacooil Farm, Lhagg Road, Dalby, Isle of Man, to a permanent residential dwelling. The site sits within the curtilage of a traditional farmstead. The dwelling is described as being of traditional proportions and character, located close to a two-storey stone barn. The officer's report identified several key planning issues, including the principle of the change of use, the potential loss of tourism accommodation, visual impact on the area, effects on neighbouring amenity, and highway safety. The application was approved by a delegated Principal Planner on 21 February 2023, subject to four conditions. The officer had recommended approval.
The application was approved by a delegated Principal Planner on 21 February 2023. Key issues considered included the principle of the change of use, the potential loss of tourism accommodation, visual impact, neighbouring amenity, and highway safety. The proposal was found acceptable across all these matters and permission was granted subject to four conditions.
General development considerations
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
conversion of redundant rural buildings
comply with
Exceptional circumstances -Conversion of redundant rural buildings
comply with
conversion of rural buildings into dwellings
comply with
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.
protection of the countryside and AHLV
comply with
protection of the countryside and AHLV
comply with
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
The change of use of the Stone Barn hereby approved shall not be occupied at any time other than for purposes incidental to the enjoyment of the residential use of the dwellinghouse, also known as 'Ballacooil Farm', and shall not be separated, sold off or occupied as an independent dwelling unit.
Condition 3
The change of use of the Stone Barn here by approved shall only be used in accordance with the internal layout shown on plan 2022-113-104 - (Proposed Floor Plan and Elevations) received on 22 November 2022 and retained inperpetuity.
Condition 4
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no development shall be undertaken under the following classes of Schedule 1 of the Order at any time: - Class 14 - Extension of dwellinghouse - Class 15 - Garden sheds and summer-houses - Class 16 - Fences, walls and gates - Class 17 - Private garages and car ports
