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Proposed Conversion of Barns/Outbuildings at Knock Breck, Kerrowgarrow Lane, Greeba
Proposal to convert a 2 storey barn and a smaller single storey outbuilding to create a dwelling with satisfactory living space in a permanent home for my daughter, son-in-law, and their 2 children, one aged 2 and the other 8 months.
A structural survey has been prepared by Curtins Consulting Engineers, which concluded that the buildings are structurally capable of the proposed alterations, without having a detrimental effect on the buildings.
I am the joint owner of the property with my sister, and the application in my name is prompted by the lenders refusal to grant a mortgage facility to my daughter and her family until completion of the conversion, when the property would be classed as a dwelling. I will therefore need to fund the project myself, before my daughter can arrange a mortgage on the property.
My family (Leece) have lived at this property for 68 years, and in the village of Greeba through 5 generations.
The Location
The main barn, smaller outbuilding, and a shed are located adjacent to the 2 storey house known as Knock Breck in Greeba, at the corner of the main A1 road and Kerrowgarrow Lane. The property also includes 4 acres of adjacent land.
The proposed conversion has been the subject of a pre-planning meeting, and the proposed design has been amended to achieve and compliment, where possible, the advice provided by the Planning Officer, Mr Ed Riley, in relation to Housing Policy 11.
The overall principle of the conversion was in general, positive. The Planning Officer raised concern regarding the "building up" of the smaller outbuilding, but recommended that a lifted roofline higher than the proposed link extension may work.
The design of the extension to the smaller outbuilding is now lower in height than the main barn, which is achieved by a step down at ground level and a lowering of the floor to ceiling height, which assists in ensuring that it is viewed as subservient to the main barn.
The visual impact will be negligible due to its alignment with the west gable of the house known as Knock Breck (see attached photo).
My daughter and her family currently reside in my home, because purchasing a house with 3 bedrooms and adequate living space is for them, unaffordable.
The property and land at Knock Breck, Greeba is family owned, and presents us with a unique and affordable opportunity for my daughter and her family to build a permanent home with 3 bedrooms and a boxroom, in the village and community where my daughter has grown up.
The size of the proposed dwelling reflects the needs of the family.
Due to the land not being actively farmed, the buildings are no longer needed for their original use.
My daughter has an unseen disability, i.e. Type 1 Diabetes. Whilst her illness is historically well controlled, the care of her own children, and the support, safety and comfort of living in very close proximity to the Leece family as a whole would prove of great benefit.
The proposed dwelling and design will maintain and improve the character and appearance of the site and buildings by providing an opportunity to demolish a shed adjacent to the main A1 road, and a stone building on the south side of the smaller barn, and by replacing the existing corrugated steel sheeting on the roofs.
The property extends to include 4 acres of adjacent land, and so there is more than ample space for a garden.
The proposed dwelling will be of traditional design and appearance consistent with the existing character of the barn/outbuilding, and will provide adequate natural light.
Access
Further to consultation with Highways Officer, Hazel Reid, it was determined that the vehicular access as proposed is considered to be an improvement, and in the interest of highway safety.
Conclusion
The proposed conversion makes best use of the redundant buildings by creating satisfactory living space in a permanent home for a family of 4 people, whose desire is to continue to live and serve the same community as the Leece family as a whole has done through 5 generations.
Ancillary Information
Bat Survey
I have communicated in writing with Nick Pinder, Chairman and Recorder for the Manx Bat Group regarding a potential survey. He has advised that he has researched the barn at Knock Breck, and he considers that, "it doesn't seem too promising for bats".
Apparently, there are different elements to a survey, and so Mr Pinder is first awaiting comments and advice from Planners regarding a specific requirement detailing the need and/or extent of a survey.
Mr B E Leece
Magher Sheear Kerrowgarrow Lane Greeba IM4 3LQ
25 January 2017
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