Planning Officer Report Recommendations

Case Officer: Miss S E Corlett Photo Taken: Site Visit: 05.04.2011 Expected Decision Level: Officer Delegation

Officer's Report

The Site

1. The site is the farm yard of Ballachrink, a small group of old farm buildings associated with a large agricultural holding which is now rented out and not farmed from the application buildings. The farmyard is situated immediately alongside Ballachrink - a residential estate of 23 properties - nearly all bungalows, many with dormer accommodation. The site is accessed from a lane to the north of Ballachrink estate - approximately 80m long and single vehicle width. To the south of the lane are the rear of numbers 5, 6 and 7 Ballachrink - two bungalows and a two storey dwelling which are all relatively close to the lane.

1. The buildings within the yard include a Dutch barn which sits to the north of the older buildings, a long cow house at the north western edge of the group, a sheep dip building and barn which are presently conjoined and something called the "float house" which lies to the south of the group. Finally there is a cottage at the southern edge of the group, behind and alongside the sheep dip building. The main farmhouse and beggar's house are outside the defined site but within the ownership of the applicant.

1. The barn is a very handsome two storey building with a lower section attached to a further shorter section at the western end. The building has brickwork apertures along the front for nesting birds and bats and attractive stone which appears to be in very sound condition. The smaller extension on the west has a large aperture on the western end which extends up to the ridge and follows the shape of the gable.

1. The cottage is a single storey property which currently has a sheeted roof and lime-washed stone walling. There is considerable ivy growth on the front elevation and two substantial chimney stacks on each end of the roof.

1. The float house is a monopitched roofed simple structure which has a footprint of around 10.5m by 4m.

1. The long cow house is a single storey building with a sheeted roof and a number of windows and doors and a tall door in the south western gable.

Application No.:	12/00282/A
Applicant:	Mrs H Costain
Proposal:	Approval in principle for the redevelopment of redundant farm buildings into 6 residential units (including two for tourist accommodation)
Site Address:	Ballachrink Glen Road Colby Isle Of Man IM9 4HW

1. The sheep dip building is possibly in the worst state of repair with significant vegetation on the external walling. The building is stone and has a monopitched roof. There are large door apertures in the front facade.

1. The buildings are very interesting but unused and some appear as if they have not been particularly well maintained in more recent years.

The Proposal

1. Proposed is the principle of the renovation of the buildings and their conversion to residential and tourist units. The accompanying plans are for illustration only and show two 2 bed units in the smaller part of the large barn (one on each floor), two 2 bed units in the remaining part of the large barn (each over two floors), two 2 bed tourist units in the long cow house: shown are two rather urban extensions, one on each end. The small barn at the western end of the large barn is to become a residential unit and the sheep dip a further two bed unit. The farmhouse will be renovated back into being a single dwelling. The Float House would be retained but only for use for storage at the present time.

1. The Structural Engineer's report indicates that the sheep dip building is in very poor condition and should be demolished.

Planning Policy And Status

1. The site lies within an area designated on The Arbory and East Rushen Local Plan as Open Space and of High Landscape Value and Scenic Significance.

1. As such, the provision for the creation of residential and tourist accommodation through the conversion of buildings is within Housing Policy 11 and Environment Policy 16 which state:

"The use of existing rural buildings for new purposes such as tourist or small-scale industrial/commercial use may be permitted where:

a) it is demonstrated that the building is no longer required for its original purpose and where the building is substantially intact and structurally capable of renovation;

b) the reuse of the building will result in the preservation of fabric which is of historic, architectural, or social interest or is otherwise of visual attraction;

c) it is demonstrated that the building could accommodate the new use without requiring extension or adverse change to appearance or character;

d) there would not be unacceptable implications in terms of traffic generation;

a)[sic] conversion does not lead to dispersal of activity on such a scale as to prejudice the vitality and viability of existing town and village services; and

f) the use of existing buildings involves significant levels of redevelopment to accommodate the new use, the benefits secured by the proposal in terms of impact on the environment and the rural economy shall outweigh the continued impact of retaining the existing buildings on site.

Proposals to convert rural buildings to residential accommodation will be considered along with the advice give at Section 8.10 of this document."

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 plans; 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 building of similar, or even identical form."

Representations

1. Department of Environment, Food and Agriculture Wildlife Division comment that such old stone buildings have high potential for bats, although the condition and roofing materials will affect this. They also consider that this site also has good foraging habitat nearby. They recommend that a bat survey report is requested and would object on the basis of a lack of information, but would withdraw this objection if a survey report shows that there is a low likelihood of bats roosting in the buildings affected, or appropriate mitigation can be provided.

1. Arbory Parish Commissioners indicate that they do not object to the application provided that the public footpath is not restricted.

1. The Isle of Man Water and Sewerage Authority raise no objection provided that the development is connected to the main foul sewer. This is a matter for the Building Regulations and the Sewerage Act and thus should not be referred to in the schedule of conditions, should the application be permitted.

1. Highways Division raise no objection subject to consultation regarding works to be undertaken within the highway.

Assessment

1. The site is very close to existing development and a public footpath runs through the site, thus making the buildings readily visible by the public. The group is interesting and clearly not presently used and their further dereliction would not be in the public interest. The buildings are clearly large enough to form useful space either for permanent or temporary accommodation and some have very unique apertures which lend themselves to areas of glazing which will add light and interest to the group.

1. It is essential that the buildings are structurally capable of re-use and whilst there is no information in the application to demonstrate this, the application only seeks the principle that the buildings are worthy of consideration for such development. The buildings are redundant and of social and historic interest in terms of their being an intact farm group of some handsome buildings in their original location. The buildings are large enough for their intended use and their conversion to residential and/or holiday accommodation would be more compatible with the surrounding area than farm use which can give rise to smell and noise which some residents can find unacceptable. The lane is also narrow and possibly unsuitable for regular heavy traffic such as may be generated by farm use. Due to its location close to existing residential development, all services are available: foul sewage will be channelled to the main foul sewer in Glen Road and surface water to the watercourse in the Glen. if approved, conditions should be attached to require where practicable the re-establishment of the original appearance of the buildings and the use of the same materials as those in the existing buildings. It must also be a requirement that it is demonstrated that the buildings are structurally capable of renovation and no permission is hereby granted to the rebuilding of any of the buildings.

Party Status

1. The local authority, Arbory Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

1. Department of Environment, Food and Agriculture and The Isle of Man Water and Sewerage Authority are statutory authorities and should be granted interested party status in this case

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 09.05.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1.

Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Planning Authority in writing before any development is commenced.

C 2.

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 3.

The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later.

C 4.

This permission relates to the principle of the conversion of the existing buildings on the site shown in drawing 1106/02 received on 29th February, 2012 to residential and/or tourist accommodation. This permission is dependent upon the buildings to be converted being structurally capable of renovation and re-use as proposed.

C 5.

The application for the reserved matters must include a structural engineer's report to demonstrate that the buildings are structurally capable of conversion as proposed together with method statements for each of the buildings, demonstrating how the conversions would take place without undermining the structural integrity of the buildings concerned.

C 6.

The conversions must retain the existing or original character and appearance of the buildings and any extensions should be modest and subordinate and which do not affect adversely the character or interest of the buildings.

C 7.

The application for the reserved matters must include a survey for bats and their roosts. If bat activity is found then an appropriate mitigation scheme must also be included in the application. The applicant is encouraged to consult the Department of the Environment, Food and Agriculture in respect of converting the buildings in a way which would support continued or new use of the structures by bats and swallows.

C 8.

The application for reserved matters must include a survey of all trees on site and measures for their protection during construction or replacement if retention is not practicable.

C 9.

The application for the reserved matters must demonstrate that each unit will be provided with the required level of parking (see Strategic Plan Appendix Seven).

C 10.

The application for the reserved matters must demonstrate that the public right of way through the site is retained and the passage of pedestrians through the site is not impaired by vehicle parking or new structures. Similarly, the right of way should be taken into account in the design of the conversions to ensure that the privacy of those in the new units is not compromised.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made: Permitted Date: 10/5/12

Determining officer (delete as appropriate)

Signed: C. K. K. Anthony Holmes Senior Planning Officer

Signed: Michael Gallagher Director of Planning and Building Control

Signed: Sarah Corlett Senior Planning Officer

Signed: Jennifer Chance Development Control Manager