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Application No.: 18/00718/B Applicant: Mr Ian Tuck Proposal: Alterations and extensions to create two dwellings from existing house and barns Site Address: Ballacallin Beg Cottage Foxdale Road Garth The Braid Crosby Isle of Man IM4 2HN Principal Planner: Miss S E Corlett Photo Taken: 28.03.2018 Site Visit: 28.03.2018 Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 05.11.2018 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Reason: These areas are included within the red line and the site is is described as residential in the submitted application form. Plans/Drawings/Information: This decision relates to drawings 931.01 and 931.04 received on 28th June, 2018, 931.02F received on 24th October, 2018 and 931.05B and 931/06C received on 31st October, 2018. _______________________________________________________________
Additional Persons None
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS IT DOES NOT COMPLY WITH HOUSING POLICIES 11 OR 15 AND IS RECOMMENDED FOR APPROVAL
1.1 The site is described in the application form as "residential" but includes not only the existing dwelling but two agricultural/equestrian outbuildings attached to it, a courtyard of single storey outbuildings which lie to the west and three paddocks/fields which lie to the north, south east and south of the house. There are two modern timber stable buildings which sit adjacent to the stone outbuilding to the rear of the cottage. - 1.2 The house is one of three residential properties within the area, the others being a modern bungalow which lies to the south and a converted barn which sits to the west. The modern bungalow does not belong to the applicant. The house which is the subject of the application is a traditional, two storey Manx cottage which faces south east. It has a slated roof, two substantial chimneys, one on each end of the house, vertically proportioned windows and a pitched roofed, single storey porch, positioned roughly central on the front elevation. - 1.3 The windows in the property are fitted with single lights rather than sliding sashes which would have been the original style of opening. - 1.4 To the south of the cottage is attached a two storey barn which has no windows in the south facing elevation but windows and doors in both levels on the north facing elevation which looks into the courtyard formed by the cottage and its other annex and the converted barn. To the rear of the cottage is a single storey outbuilding which abuts the rear of the cottage which, at this point, is single storey, being at the bottom end of a catslide roof. - 1.5 The cottage and its extensions, can be seen from the A24 Braaid - Foxdale Road but are in no way prominent in the wider landscape and from where, the individual buildings are difficult to distinguish from each other, the most prominent being the cottage which is finished in white painted render amongst a group of otherwise stone finished or timber buildings. The two timber modern stables are also more prominent that the stone buildings due primarily, to their light coloured, sheeted roofs. THE PROPOSAL
2.1 Proposed is the extension of the house through the rebuilding of the barn behind it and the conversion of the barn to the left to another, separate, dwelling. Extension to dwelling
3.1 The site lies within an area designated on the Town and Country Planning (Development Scheme) Order 1982 as not for a particular purpose. The site does not lie within an area of High Landscape Value and Scenic Significance. As such, there is a presumption against development as set out in Environment Policy 1 and General Policy 3 which combine to promote sustainable development and the protection of the countryside for its own sake.
3.2 The Strategic Plan does contain policies which provide for the re-use of redundant rural buildings which are of interest as follows:
Housing Policy 11: "Conversion of existing rural buildings into dwellings may be permitted, but only where:
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."
3.3 There is also a policy which guides the extension of rural dwellings of a traditional character:
Housing Policy 15: "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)."
3.4 There are no policies which promote or support the rebuilding of existing non-residential buildings in the countryside.
4.1 The site, and the adjacent land and buildings have been the subject of a number of applications for equestrian and agricultural structures, none of which is relevant to the current proposal. The building to the rear of the structures which are the subject of the current application, was approved for conversion to living accommodation under IDO 39461 in 1975 whilst the works were not strictly carried out in accordance with that approval. REPRESENTATIONS - 5.1 Marown Parish Commissioners indicate that they have no objection to the application
5.2 Highway Services express concern at the width of the access lane but advise that they cannot support any intensification of use, other than the additional dwelling unless there are passing places on the lane and visibility splays are shown at the junction with the A24. They ask that a condition is attached to prevent any additional or new commercial use of the site. They also ask that clarification of the parking to demonstrate that there are two spaces per dwelling, is shown and it is demonstrated that this does not interfere with other use of the site
(20.07.18). ASSESSMENT Extension to the dwelling
6.1 The Strategic Plan sets out policies and guidance which allow for the alteration of existing buildings - dwellings and outbuildings - to create new and additional residential accommodation subject to certain constraints. The proposal does not comply with these in respect of the size of the extension to the house and as stated previously, there are no policies which support the rebuilding of existing outbuildings to form new residential accommodation. The Strategic Plan does contain guidance and policies which would allow for the rebuilding of the existing cottage with an additional potential floor area of up to 50% (HP14).
6.2 The applicant is keen to retain the existing cottage and this is a critical element in trying to retain the character of the existing complex of buildings. This is welcomed by the Department. As seen from the road and the lane, the character of the group and its attractiveness is formed by the distinct courtyard and the distinctiveness of the white walled cottage and the longer ridges of the slated roofs of the outbuildings at right angles to this with their contrasting darker, stone walls. The existing two storey building to the north west of the cottage which sits across the courtyard and parallel with the cottage and the two storey outbuilding to the south west, reduces the distinctiveness of the single storey building immediately to the rear of the cottage from the approach from the Braaid direction so that the proposal to increase its height and attach it to the cottage, will have less impact than it would if that other stone building were not there from this viewpoint although it will be more noticeable as one passes the site approaching Garth crossroads. The retention of the cottage is to be welcomed and in order to facilitate this, it is considered that the proposal to re-use the stone building behind but in a form where it is rebuilt and extended upwards is justified, whilst this does not comply with HP11 or HP15 is an appropriate approach in this case.
Conversion of the attached barn
6.3 The key to a successful barn conversion as set out in HP11 is to retain the attractive elements of older, interesting buildings whilst finding a new use for them. This is not currently used for agricultural or equestrian purposes and its location so close to the two other units of residential accommodation, whilst the majority of the stabling is elsewhere on the site, does not lend it to a logical use for anything other than residential or perhaps tourist accommodation. The building is relatively simple and whilst the proposed extensions interfere somewhat with this simplicity, the basic form and use of cladding rather than render or stonework, distinguishes the new parts of the building from the older, and it retains its functional character whilst allowing it to be used as a relatively modest residential unit. Access and parking - 6.4 The Highway Authority make it clear that the additional residential unit is acceptable in highway terms but that parking should be clarified. It is clear from a site visit that the courtyard between the buildings is capable of accommodating a number of vehicles - there were five vehicles and a mini digger there on the site visit with plenty of additional room for vehicles to manoeuvre. There is additional parking on the south eastern side of the cottage and outbuilding. It is not considered that there is an issue with vehicular parking or manoeuvring. - 6.5 The lane is single vehicle width but there is good visibility from the top to the bottom and vice versa, of any other vehicles. There is also a grass verge on each side of the lane and wider areas at the top and bottom which would allow vehicles to pull over and await another vehicle's passage. It is also relevant that the conversion of the barn to living accommodation is likely to reduce the incidence of larger vehicles and horse boxes than if the building were being used for the keeping of horses and their equipment and feed. it is also relevant that the site used to be part of a larger unit which had a variety of liveries and also events which would attract numbers of people, some of whom would have used this access to the site. For these reasons it is considered that the provision for access is acceptable.
7.1 Whilst the proposal does not comply with HP11 or HP15, the scheme overall is considered to retain fabric of interest and recreate existing fabric in a form which will complement and retain the character of the group as a whole and the application is supported. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Permitted Committee Meeting Date: 12.11.2018 Signed : Miss S Corlett Presenting Officer Further to the decision of the Committee an additional report & condition was required YES/NO See below PLANNING COMMITTEE DECISION 12.11.2018 Application No. : 18/00718/B Applicant : Mr Ian Tuck Proposal : Alterations and extensions to create two dwellings from existing house and barns Site Address : Ballacallin Beg Cottage Foxdale Road Garth The Braid Crosby Isle of Man IM4 2HN Principal Planner : Miss S E Corlett Presenting Officer As above Addendum to the Officer’s Report
The Planning Committee approved the application at its meeting of 12th November, 2018 subject to an additional condition requiring details of all finish materials, including colour, to be used in the approved works.
Reason: to ensure that the scheme is sympathetic to the rural setting of the site.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Reason: These areas are included within the red line and the site is is described as residential in the submitted application form.
This decision relates to drawings 931.01 and 931.04 received on 28th June, 2018, 931.02F received on 24th October, 2018 and 931.05B and 931/06C received on 31st October, 2018.
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