Loading document...
The application site represents the curtilage of an existing farm building located on the eastern side of Harbour Road in Santon.
The building is an unused storage building known as 'The Granary'. A granary is a storehouse for threshed grain, although the application form states that the building is currently unused.
The external walls of the building are constructed in Manx stonework and the roof covering is slate tiles. No details of the floor plans have been provided, but the building appears to be 3 storeys tall in part. The main body of the building is the tallest northern section with a hipped roof. There is a single storey extension to the south, which has an attractive curved southern elevation and hipped roof.
The site also includes adjacent areas of land to the north and east of the building. The ground level of the site slopes upwards from south to north, so the ground on the northern side of the building is at a higher level. The site is accessed by way of an existing vehicular entrance which splits into two, with one being to the adjacent Glentraugh Farm Kennels and the other being an agricultural access leading to the north.
Proposed is the approval in principle for the conversion of the farm building into a dwelling.
The submitted information includes a location plan, a site plan, information about highways and existing photographs of the building.
The proposed dwelling would utilise the existing vehicular access onto Harbour Road. The existing visibility splays show vision of 150 metres to the north and 200 metres to the south. There would be parking areas to the north and east of the building.
Further information has also been provided in a letter from the applicant. They own a large area of land on Harbour Road, including the dwellings known as Kamishin and Glentraugh, in addition to the adjacent kennel business. Their son is the manager of the kennels and it is hoped that this dwelling would be used as accommodation for him.
They state that the building is unsuitable for the modern day storage of farm machinery and that Glentraugh has ceased to function as a fully operational farm.
The following previous planning application is considered relevant in the assessment and determination of this application:
87/00076/B – Permitted 02/03/87 Alterations to convert existing outbuildings into dog kennels. Glentraugh Farm, Port Grenaugh, Santon.
The above planning application specifically related to two outbuildings on the site and not to the outbuilding subject to this current application.
In addition to the above, there is a nearby building on the western side of Harbour Road which has recently been granted planning permission for its conversion to a dwelling. This building is known as The Old Mill and these planning applications are as follows:
07/01482/A – Permitted 13/11/07 Approval in principle for the renovation and conversion of redundant mill into a dwelling
10/00180/A – Permitted 20/07/10 Approval in principle for the renovation and conversion of former redundant mill into a private dwelling
10/01432/REM – Permitted 06.05.11 Reserved Matters Application for conversion of former mill to a dwelling and construction of garage and store
The application site is located within an area of white land that is not designated for development on the Isle of Man Development Order 1982. In addition to this, the site is located within a wider Area of High Landscape or Coastal Value and Scenic Significance. Glentraugh Farm is specifically marked
as existing buildings on the Plan and the adjacent land to the north, south and west is designated as an Area of Private Woodland or Parkland, so all of the trees are Registered.
The relevant planning policies from the Isle of Man Strategic Plan 2007 are General Policy 3, Environment Policy 2, Environment Policy 3 and Housing Policy 11.
"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
"The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
"Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value."
"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."
The Department of Infrastructure Highways Division do not object to this application, as there are no traffic management, parking or road safety implications.
The Manx Electricity Authority requests that the applicant contacts their Planning Department to discuss the electricity supply for this proposal.
No written responses have been received from the general public.
As was stated above, the relevant planning policies from the Isle of Man Strategic Plan 2007 are General Policy 3, Environment Policy 2, Environment Policy 3 and Housing Policy 11.
This policy restricts development outside of areas zoned for such, unless the proposal meets with one of the exceptions. One of the exceptions (b) is whether the proposal accords with Housing Policy 11 for the conversion of redundant rural buildings into dwellings and this proposal will be assessed against Housing Policy 11 later in this report.
The purpose of this policy is to ensure that Areas of High Landscape or Coastal Value and Scenic Significance are protected from development which would harm the character and quality of the landscape, unless the location for the development is essential.
The proposed development would make use of an existing rural building, which is attractive and prominent on the roadside. The original agricultural use of the building has become redundant and other outbuildings which were part of Glentraugh Farm are currently used as kennels. The proposed residential curtilage of the building as shown is judged to be an acceptable size.
There are other existing converted buildings nearby, which depict the former social history of the area. Ballachrink Mill and Lincoln House (formerly a chapel) on the northern side of the Old Castletown Road (A25) are now dwellings and The Old Mill on the western side of Harbour Road is currently being converted into a dwelling. Therefore, it is judged that this proposal would be in keeping with other conversions in the area.
It is considered that this proposal complies with Environment Policy 2 from the Strategic Plan, in that it would not harm the character and quality of the landscape. However, this application is for approval in principle only and does not include any detailed works. It is therefore important to assess any applications for full approval on their own merits, as the detailed works could alter the character of the building, to the detriment of the surrounding area.
The purpose of this policy is to protect woodlands from loss or damage, especially where they have public amenity or conservation value. The land to the north, south and west of the application site is designated as an area of Private Woodland or Parkland on the 1982 Development Order, so all of the trees are Registered. No works of any kind may be carried out to Registered trees without consent from DEFA.
The site and the building are clearly accessible without the need to remove any of the existing trees. However, there are some trees relatively close to the building which could be affected by the movement of machinery or the storage of materials on site. Also, whether the trees would be completely unaffected by the works would depend on the detailed proposals of the development.
As a result of this, it can be stipulated in a condition that an application for reserved matters must include an accurate tree survey, in addition to details of how trees are to be protected both during and after construction.
This policy allows the conversion of existing rural buildings into dwellings, provided that the proposal complies with several criteria and would not harm the original appearance of the building.
The building is redundant for its original agricultural purpose. Glentraugh is no longer a functioning farm and other outbuildings are currently used as kennels.
The building is intact with all of its walls and roof fully in place. There are also existing windows and doors in the openings. No structural survey has been submitted at this stage and although it is clear that the building is in one piece, it may be necessary for a structural survey to accompany a proposal for detailed works, in order to support the conversion.
The building is an attractive local landmark which is very prominent from the public highway. It is not shown on the 1869 Ordnance Survey Map, so it is safe to assume that the date of construction would have been after that time. The whole Island was not mapped again until the 1950's, so it would be difficult to establish when the building was erected. However, from viewing the submitted photographs and from visiting the site, I would estimate that the building dates from the late nineteenth century. It is a rural farm building of historic style, so it is judged to be of architectural, historic and social interest. As was stated previously in this report, there are other historic buildings in the vicinity which have been converted into dwellings. In addition to this, the immediate local area on Harbour Road is characterised by historic rural buildings.
This proposal would make use of an existing building and there are existing windows and door openings which could be utilised. The building is three storeys tall in part with a single storey extension to the south. It would therefore seem that there would be ample room within the existing building to form a satisfactory dwelling. No alterations and/or extensions have been proposed in this approval in principle application, so this issue would have to be re-assessed if a detailed application is made for full approval, as it may propose changes to the existing building.
The building is adjacent to Glentraugh Farm House and the boarding kennels. The building is located much closer to the highway than any of the other buildings in the Glentraugh Farm complex and it would be possible to access the building directly from the road, without the need for residents or visitors to go past the kennels or other dwelling. The applicant states that it is intended for the manager of the kennels to live in the dwelling, but as the building could be accessed independently there would be no conflict with the adjacent use of the kennels.
The building is adjacent to Glentraugh Farm House and kennels, so it is not a substantial distance from existing services. It is therefore judged that the site could be served by water and electricity without unreasonable public expenditure or impact on the surrounding area.
Housing Policy 11 also states that conversions must re-establish the original appearance of the building where practicable and desirable and that conversions must use the same materials as those in the existing building. This approval in principle does not propose altering the appearance of the existing building (which is considered to be its original design), so this matter will have to be assessed at a later date for an application for full approval.
For the above reasons, this proposal is considered to be acceptable and is recommended for approval, subject to conditions.
It is considered that the following parties should be afforded interested party status:
It is considered that the following parties, who submitted comments, should not be afforded interested party status:
Recommended Decision: Permitted
Date of Recommendation: 01.09.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
C 1.
The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission.
C 2.
This approval relates to the approval in principle for conversion of farm building to a dwelling; as shown in the letter, 1:2500 Plan and 1:500 Plan, all date stamped 6 July 2011, in addition to an additional 1:500 Plan, date stamped 29 July 2011.
C 3.
The application for reserved matters must demonstrate the following:
i) how surface water and foul water will be drained from the site in a manner to the satisfaction of the Drainage Division of the Isle of Man Water and Sewerage Authority;
ii) how vehicles generated by the use of the site as proposed will be parked off the highway together with turning facilities for these vehicles;
iii) how access will be provided to the site with visibility splays to the satisfaction of the Highways Division of the Department of Infrastructure;
iv) an accurate tree survey of all trees on and adjacent to the site and measures for their protection both during and after construction; and
v) an up to date structural survey of the building.
N 1.
It should be noted that no approval is hereby granted or implied for the rebuilding of the outbuilding should it subsequently be found to be structurally incapable of renovation.
N 2.
The applicant is recommended to consult with the Planning Officer prior to the submission of the application for reserved matters.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made : Permitted Date : 5 September 2011
Signed : _________________________ Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed : _________________________ Jennifer Chance Development Control Manager
Copyright in submitted documents remains with their authors. Request removal
