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Applicant: Mr & Mrs Stuart Fayle Proposal Conversion, alteration and extension of Chain Home Radar Bunker to create a dwelling. Site Address Radar Bunker Creg Lea Farm Niarbyl Road Dalby Isle Of Man IM5 3BS Case Officer : Chris Balmer Site Visit: Expected Decision Level Planning Committee Recommended Decision: Permitted Date of Recommendation 17.06.2024
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
The hard landscaping should include details of the surface finish of the driveway and footpaths
Reason: To ensure the provision of an appropriate landscape setting to the development and for biodiversity net gain.
Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
This application has been recommended for approval for the following reason. Overall, the proposal is considered not to have any significant adverse impacts upon public or private amenities and therefore would accord with Environment Policies 1 and 2, General Policy
Plans/Drawings/Information; This approval relates to the submitted documents and drawings reference numbers all received; 29.04.2024
04 05 Engineers Report Doc No. AX0334 01 - IOM Groundmodels Planning Statement - dated April 2024 - Penketh Millar
Additional Persons
It is recommended that the following persons should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
Owner/occupier of Westwood House, Dalby as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy; are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy; as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy and as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. ________________________________________________________________
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS IT MAY BE CONSIDERED TO BE CONTRARY TO THE DEVELOPMENT PLAN AND IS RECOMMENDED FOR APPROVAL
1.0 THE SITE - 1.1 The application is a parcel of land which is located to the north western side of the Niarbyl Road and west of Dalby. The site forms part of the farm holding of Creg Lea Farm. The farm and the proposed dwelling would share the private lane and access onto the Niarbyl Road. The residential property Cronk View also shares this access and part of the Creg Lea Farm holding. This farm holding has the residential property Creg Lea Farmhouse and converted barns to tourist use associated with it. History of site - 1.2 The section of the farm holding which is of particular interest with this application is the former Radar Bunker. The bunker was part of the RAF's radar stations on the Isle of Man in the 1940s under the instruction of Air Commodore Keith Park (later became Air Vice-Marshall and is associated with the Battle of Britain). Two areas where chosen for the "Chain Home" radar system, one at the north end of the island and the other to the south. The Chain Home was the first early warning radar network in the world and the first military radar system to reach
2.0 THE PROPOSAL - 2.1 Proposed is the conversion, alteration and extension of the former Chain Home Radar Bunker to a single dwelling. The existing concrete structure which is covered by earth on two sides (south east and south west) at a depth of between 0.5 and 1m depth and open the other two elevations (north east and north west) will be retained. The proposal does include an extension to this existing structure to the south west elevation which will have large section of glazing with splayed concrete walls to either end of the windows which will retain existing/new earth to the NW and SE elevations. The remainder of the building will primarily be unchanged externally, with the exception of an additional door to the NE elevation and two windows to the NW elevation and three roof lights, one in the existing building and two in the new extension. - 2.2 Two off road parking spaces would be located to the north of the dwelling and would be access via the existing driveway/lane. - 2.3 It is proposed to install solar panels to the roof of the neighbouring barn to the northwest of the site. To enable the extension and external patio area, a section of agricultural field would be required, which essentially would form part of the residential curtilage of the dwelling. Air Source heat pumps are also proposed. - 2.4 Foul drainage would be connected into a new bio disc in the adjacent field as would a soakaway made up of French Drains.
3.0 PLANNING POLICY - 3.1 The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as not for a particular purpose and of High Landscape or Coastal Value and Scenic Significance. The site is just outside of an area of ecological interest. - 3.2 As such, there is a presumption against development here as set out in Environment Policies 1 and 2 of the Strategic Plan and where the protection of the landscape is the most important consideration.
3.3 General Policy 3 sets out a list of exceptions to this and includes the creation of dwellings through the conversion of existing buildings which are of architectural, historic or social value and interest and where Housing Policy 11 provides additional advice as follows: "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."
4.0 PLANNING HISTORY - 4.1 There are no previous applications on the site which are relevant to the consideration of the current application. However, the following application to the north of the site is considered relevant; - 4.2 Conversion of disused bunker to a residential unit (class 3.3) and works to existing outbuildings - 20/01058/B - Generator Set House And Radar Station, Dalby - APPROVED on 03.11.2020 and is still valid.
5.0 REPRESENTATIONS - 5.1 Highway Services do not oppose commenting (23.05.2024 & 03.05.2024); "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking, as the site layout and access onto the public highway is acceptable for the proposals." - 5.2 Patrick Commissioners comment (24.05.2024); "At the 13th May meeting of Patrick Commissioners the above application was considered. The Board agreed that they had no further comments on the proposal.
I am aware however that plans have subsequently been amended to this application will be tabled again at the June meeting, scheduled for 10th"
5.3 Ecosystem Policy Team (DEFA) comment (24.05.2024); "The bunker is currently covered by a thick layer of scrub which is likely being used by legally protected nesting birds. Precautionary measures are therefore required to ensure that birds and their active nests, eggs and chicks are not damaged or destroyed by the proposed works. The Ecosystem Policy Team therefore request that clearance of the vegetation on top of the bunker does not take place within the breeding bird season (March - August inclusive).
Please note that many scrub nesting species built their nests right at the base of and well into thick scrub, it is therefore very hard to make thorough checks for nests and so the recommendation is for no clearance in the nesting season. Though the intention for the
property once finished is for it to be re-covered with grass, and the Roof Plan and Elevation drawings shows planting areas on top of the roof, there will be a short term loss of nesting habitat during construction because the vegetation on top of the bunker will need to be removed to facilitate the works. Many scrub nesting species will not nest in artificial boxes. However, it would seem reasonable to provide alternative nesting locations to allow for some species to nest whilst the construction works are taking place, acknowledging the short term loss for some species, such as whitethroat, linnet and dunnock.
The Ecosystem Policy Team therefore request that a condition is secured for no works to commence unless 2 open fronted bird boxes have been erected on site. Boxes should be positioned 1-4m above ground on a northerly elevation, amongst/immediately adjacent to thick vegetation. These boxes must be maintained in-situ throughout the construction works and for
There is no planting list provided within the application at the moment, therefore in order to ensure no long-term loss of nesting habitat, the Ecosystem Policy Team request that a condition is secured for no works to commence unless a soft landscaping planting plan, containing details of the species that are to be replanted on top of and adjacent to the bunker, has been submitted to Planning and agreed in writing.
A member of the Ecosystem Policy Team has been inside of the bunker and believes that that the potential for roosting bats and nesting birds inside the structure is low. We are not requesting an assessment by a suitably qualified ecological consultancy in this instance. However, the applicants must still ensure they undertake checks for bats and birds prior to any work taking place."
5.4 The owner/occupier of Westwood House, Dalby writes to support the application indicating (15.05.2024): "As a resident of Dalby, I wholeheartedly support this excellent planning application. It is a clever and sympathetic development of an otherwise unusable structure providing family accommodation without significant impact to the surroundings."
6.0 ASSESSMENT - 6.1 Given the land-use designation and the type of development the following elements are relevant to consideration in the determination of this application:
Principle of development (General Policy 3 and Housing Policy 11);
6.2 As outlined earlier, given the sites designation there is a presumption against development in this location. As such, the issue is whether the proposal complies with Housing Policy 11. Taking each part of HP11 in turn: - 6.3 redundant for its original purpose.
6.4 Is the building substantially intact and structurally capable of renovation.
Several defects were noted which would need to be addressed as part of the proposed development scheme."
6.5.1 As outlined in paragraphs 1.2 to 1.5 the site formed an important part of the IOMs part of the Chain Home network during the Second World War. While the building (reinforce concrete building) from a architectural standpoint isn't significant, it is a purely functional building to meet its specific need, it is unusual and unique on the Island and possibly in the UK due to their condition and arrangement together. It has a considerable historic interest appertaining to their place in the Second World War and their continued existing in a recognisable form will rely upon finding a use for the structures which will not compromise their form. The use would have to be appropriate to the amount of resources required to renovate the building and keep it in a condition which would ensure its longevity.
6.6 Is the building large enough to form a dwelling.
6.6.1 The building is large enough to accommodate a 3 bedroomed dwelling, including a living/ dining area, kitchen, lounge and utility room/greenhouse. A 52sqm extension is proposed (accommodate the lounge and bedroom with en suite). The existing building has a floor area of approximately 176sqm. Therefore the proposed dwelling (inc extension) would have a total floor area of approximately 228sqm, which equates to a 29% increase. The proposal once completed, with only a modest extension and including the new landscape covering, would in a medium term will appear will retain the character or appearance of the structure.
6.7 Compatible with other existing adjacent uses.
6.8 Can the dwelling be provided with all the relevant services.
6.8.1 The site is within the farm holding which is served with electric and water and therefore it is reasonable to consider this property can be connected. Further, as outlined previously new solar panels are also proposed to the neighbouring barn roof which would serve the property. Foul Drainage will be collected by a new Klargester Bio Disc and surface water will be drained into a new soakaway (French Drains) into the adjacent field.
6.9 Other matters
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. _______________________________________________________________
I can confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to the it by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : …Permitted……….... Committee Meeting Date:…24.06.2024
Signed :……C BALMER…………….. Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
PLANNING COMMITTEE DECISION 24.06.2024 Application No 24/00493/B Applicant Mr & Mrs Stuart Fayle Proposal Conversion, alteration and extension of Chain Home Radar Bunker to create a dwelling. Site Address Radar Bunker Creg Lea Farm Niarbyl Road Dalby Isle Of Man IM5 3BS Principal Planner Presenting Officer
Chris Balmer
As above
Addendum to the Officer Report
The Planning Committee approved the application (24.06.2024) subject to the following amended condition:
C 5. No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and hereby retained thereafter.
Reason: In the interests of the character and appearance of the site and surrounding area.
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