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Application No.: 24/00708/B Applicant: Mr Ian Harland Proposal: Conversion of barn and erection of double garage extension to provide ancillary and tourist accommodation Site Address: Farrants Fort St Judes Isle Of Man IM7 2EN Principal Planner: Chris Balmer Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 02.08.2024
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.
not as separate dwellings and only in accordance with the internal layout shown on drawing nr 24/13/04 REV A.
Reason: The application does not propose to create separate dwellings within the site and has not been considered as such.
Reason: In the interest of the protection of existing trees proposed to be retained and in the interests of the character and appearance of the countryside.
This application has been recommended for approval for the following reason.
Overall, it is considered the proposed works would not adversely affect the countryside or harm the character and quality of the landscape, have no adverse impact upon any protected species/trees; and have no significant impacts upon private or public amenities and therefore comply with HP 11 and EP 1, 2, 3, 4 & 5, TP 4 & 7 and GP2 of the IOM Strategic Plan 2016, The Residential Design Guide 2021, Our Island, Our Future Isle of Man Visitor Economy Strategy 2022-2032 and Our Island Plan (2024/25).
Plans/Drawings/Information; This approval relates to the submitted documents and drawings reference numbers all received;
26.06.2024 A3 - Location Plan. A3 - Photographs.
Electrical Vehicle Data Sheet. (Rolec) Structura Structural Engineers Report. Manx Bat Group Report.
08.07.2024 Drawing 24/FF/MSP REV A - Master Site Plan
Additional Persons
None _____________________________________________________________________________
THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE ACTING HEAD OF DEVELOPMENT MANAGEMENT
1.0 THE SITE - 1.1 The application site represents the curtilage of Farrant's Fort which is an existing large traditional (although built in recent decades) Manx farmhouse style with five uppers windows over a central doorway which is flanked with two windows either side. The detached dwelling is situated at the northern side of the Jurby Road, west of the Bernahara Road and is easts of St Jude's Crossroads. The dwelling is setback a distance from the main road and is partially screened due to mature trees/landscaping between the site and the Jurby Road. - 1.2 To the rear of the dwelling (northwest) is an "L-shaped" traditional Manx stone barn and beyond and immediately to the north is a modern portal steel frame agricultural barn with a lean-to stoned wall barn attached. These buildings are well screen from the Jurby Road, being to the northwest of the main dwelling house and the mature landscaping along the southern and western boundaries of the site and between the site and the Jurby Road, namely a mature hedgerow which runs along the northern section of the Jurby Road. The main dwelling is partially apparent from the Bernahara Road to the east of the site, albeit Manx sod banks and landscaping does limit its distance appearance. The barns are screened from view given their siting behind the main dwelling house. - 1.3 The main access to the site is via a private access/driveway which directly accesses onto the Jurby Road and runs in a north westerly direction for an approximately 100+metres towards the Farrant's Fort holding (building outlined above). - 1.4 The applicants also own fields Nr 124768, 124022, 124021, 122612 and 122575 which surround the Farrant's Fort holding. The total holding associated with the site is 6.39 hectares in size.
2.0 THE PROPOSAL - 2.1 The application seeks approval for the proposed conversion of barn and erection of double garage extension to provide ancillary and tourist accommodation. - 2.2 The existing barn is generally "L-shaped" in proportion, and made up of two attached barns, each two storeys, albeit are not interlinked internally. They are construction with Manx Stone with slate roofs above.
2.3 The eastern most barn is the smaller of the two barns. The submission inclusions the removal of the existing roof and install a new roof which would be at a greater level than the existing. This roof which would be finished with a slate roof which would sit upon a glazing curtain walling system, which would be installed above the existing stone walls and below eves level of the new roof, to give the appearance that the roof is floating above the existing stone walls. A fully glazed two storey extension is also proposed to the north-eastern gable end elevation of the barn. Internally it is proposed to install a green oak frame. Existing openings would remain and reused either as windows or doorways. There would be no enlargement of them. This unit would result in a two bedroom unit. - 2.4 The large of the two barns which is more westerly of the barns. The main change is the two storey extension to the north-western gable elevation. This extension would be finishes in Oak cladding and a natural slate roof, with the extensions northern gable elevation and north-western elevation both finished with full two storey glazing. Internally it is proposed to install a green oak frame. Existing openings would remain and reused either as windows or doorways. There would be no enlargement of them. This unit would result in a two bedroom unit. - 2.5 Attached to the north-easterly elevation of the western barn is a proposed double garage with storage space above. This garage would be constructed with a green oak frame and finished in oak weather boarding, to match the same finishes used to the barn extensions. This element is attached to the existing barn to given the appearance of a courtyard layout and also to reduce the impact of the wind. - 2.6 Access will utilise the existing private land and access which serves the main dwelling Farrants Fort.
2.5 The applicants in support of the application comment; "To save such value the buildings need to be utilized; to justify any such investment, Farrant's Fort will need to diversify and introduce another source of income, which we see in the form of tourist accommodation. Barn conversions to ancillary / tourist accommodation with attached double garage.
To attract the discerning tourist to the accommodation the conversion of the barns will be to a high-quality build as near to Passivhaus standards as possible and will be at a considerable cost."
2.6 Further, "The proximity of the existing agricultural shed (refer to photographs A, B, C & D) would simply be an eyesore to what could be a truly high-quality example of what Isle of Man tourist accommodation facilities have to offer." - 2.7 In relation to energy efficient and power generation the submission indicates; "The existing dwelling at Farrant's Fort has its own ground source heat pump and ground-coil system that heats the underfloor heating system, buffer-tank and DHW to the home by transferring heat from the ground-coil. The HVAR system (Blauberg) is designed to obtain supplemental heating of the air via the buffer tank
The barn conversions will have their own ground source heat pump located in the plant room, which will be linked to the existing ground-coil subject to the Heat Pump Manufacturers design "Kensa Heat Pumps" which will heat and supply hot water to the conversions. The barns will have another stand-alone HVAR system again using the buffer tanks for supplemental heating of the return air if needed.
The existing dwelling at Farrant's Fort has its own photo-voltaic (PV) panel system which harnesses the sun's energy to generate usable electricity.
The barn conversions will connect to the existing distribution "box" (walk-in small shed) where the PV inverter, grid connection and management systems reside. This box supplies electrical power to the existing house and can supply power to the converted stone barns, new garage and the agricultural barn/machine shed. This allows the whole site to take advantage of the renewables and the grid. Cabling is in place for this and is approved by the MU under number RE210405/2. Under this number we have existing MU transformer output space reserved for the changes we are applying to make. Home charging points for electric cars will be installed in the garages and have been figured into the approval with the MU."
3.0 PLANNING HISTORY - 3.1 The following planning applications are considered relevant in the determination of the application; - 3.2 Erection of a replacement multi-purpose agricultural building - 24/00709/B - PENDING CONSIDERATION - 3.3 Erection of 54 ground-mounted photo-voltaic panels (retrospective) - 24/00710/B PENDING CONSIDERATION
4.0 PLANNING POLICY - 4.1 The application site is partially within an area of "Woodland" namely the holding and driveway, whereas Field Nr 124768 is not designated for development under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, nor is the site within an area zoned as High Landscape or Coastal Value and Scenic Significance. - 4.2 The following policies are taken from the IOM Strategic Plan 2016 and are relevant for consideration: - 4.3 Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative". - 4.4 Environment Policy 3 states: "Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and seminatural woodlands, which have public amenity or conservation value." - 4.5 Environment Policy 4 states: Development will not be permitted which would adversely affect:
features of importance to wild flora and fauna by reason of their continuous nature or function
4.6 Environment Policy 5 states: "In exceptional circumstances where development is allowed which could adversely affect a site recognised under Environmental Policy 4, conditions will be imposed and/or Planning Agreements sought to:
4.7 Housing Policy 11 states: "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."
4.8 Transport Policy 4 states: "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan." - 4.9 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7." - 4.10 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
The strategy also seeks to substantially decarbonise the service part of the economy by 2030, supporting an overall reduction of 35% in the Islands Greenhouse Gas emissions.
4.13 Our Island, Our Future Isle of Man Visitor Economy Strategy 2022-2032
5.0 REPRESENTATIONS AND CONSULTATIONS - 5.1 Highway Services (DOI) comments (04.07.2024 & 09.07.2024): "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 access visibility is acceptable for the proposals, providing the proposals remain ancillary to the existing dwelling on the site due to the single track nature of the access and driveway, and its residential and agricultural uses." - 5.2 Ecosystem Policy Team comment (2307.2024); "The Ecosystem Policy Team can confirm that the Manx Bat Group's (MBG) bat survey report dated June 2024 is all in order and that a suitable level of assessment has been undertaken.
The MBG found: A brown long-eared bat feeding perch in one of the barns; A roosting bat in the wall above the pigsties; A pair of nesting Jackdaws; Two pairs of nesting swallow.
Mitigation is therefore required in the form of: A bat box suitable for crevice dwelling bat species; A nesting box suitable for jackdaw, or a species of higher conservation priority; Two new nesting locations suitable for swallows;
A feeding birch suitable for brown long-eared bats (enhancement).
The proposed elevations show two bat boxes on the northwest elevation as mitigation for the roosting space that is to be lost. This is compliant with the MBG mitigation recommendation as the bat boxes are to be placed on the same aspect and as close in location as possible to the cavity that is to be lost. We would however recommend that the bat boxes are replaced with bat bricks, as these are built into the building and won't need replacement.
The Proposed Elevations also show two 'bird houses suitable for barn swallows' on the south east elevation. However, the type of box shown is not suitable for swallow because: they do
not use entry hole boxes and require larger structures; bird boxes are not recommended on southern elevations as birds can overheat; and bird boxes are not recommended above doors due to bird mess. Swallows have specific nesting requirements and require sheltered ledges within buildings or underneath deep overhangs, on which to build their nests. Purpose-built nesting structures can be provided, alternatively swallows can be provided with ledges inside of open sided barns, carports or porches. Additional information is therefore required to ensure that adequate mitigation for this species (amber listed in the Birds of Conservation Concern in the Isle of Man 2021) will be provided.
The Planning Statement includes details of four jackdaw boxes to be provided in the surrounding trees, and we would be content with this. However, as an alternative we recommend that barn owl boxes are used instead because they are suitable for jackdaws but
The Planning Statement also includes details for the eaves to the smaller barn to be open and finished in a rough green oak facing with 4 perches erected, which will provide suitable locations for feeding brown long-eared bats.
As we are not yet content with the mitigation proposals for swallows, the Ecosystem Policy Team request that a condition is secured for no works to commence unless a bat and bird mitigation plan has been provided to Planning an approved in writing. The plan should include the number, location and type of bird and bat boxes/bricks/structures to be provided.
The MBG also recommended that external low level lighting was required and so the Ecosystem Policy Team also request a condition for no permanent external lighting to be installed unless a sensitive low level lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to Planning and approved in writing.
The applicant is also advised that as an active protected bat roost is present in the building, it is a legal requirement for a written method statement to be obtained from the DEFA Ecosystem Policy Team, prior to works commencing, containing a methodology for certain parts of the building works to ensure that bats are not harmed. This is in line with sections 9 and 10 of the Wildlife Act 1990. If this application is approved, we request that the applicant get in contact with us on 651577 as soon as possible, and at least 4 weeks before works are due to take place and ideally 2 months before, so that this written advice can be provided. There will be no charge for this"
5.3 The Arboricultural Officer (DEFA) commented (18.07.2024); "I visited the site this morning. All tree removal indicated on the proposed site plan has already taken place under a licence issued under the TPA in 2021. The tree removal took place in order to improve the growing conditions for a retained beech and oak tree and was a positive management step for the trees on site. The proposal is highly unlikely to have a detrimental impact on nearby trees, however, I recommend a tree protection plan is sought via a pre commencement condition in order to protect the trees throughout the construction process." - 5.4 Highway Services Drainage (DOI) comment (29.07.2024); "Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.
Recommendation: Applicant should be aware off and demonstrate compliance with the clause above."
"With reference to the letter from the DOI (copied in here)on the planning portal about water runoff onto the public highway, I'd like to clarify that the existing entrance off the Jurby Road to Farrant's Fort remains unchanged and there is no evidence of any runoff from the drive onto the public highway.
The buildings on site are some 50- 100m from the Jurby road. At the start of this project a 9 inch pipe was installed to collect the runoff from all the buildings and was approved by Matthew Ripley of the Flood Management Division (copy of his approval e mail is available if required). This pipe discharges into a ditch to the north of the buildings which follows the edges of the field and under the Jurby Road in a large culvert approximately 100m west of the Farrant's Fort entrance then on to the Mollagh Trench some distance to the south."
"Thank you for your correspondence of 31st July regarding discharge of surface water onto a public highway.
Your clarification of the sites drainage is duly noted and satisfies our concerns."
6.0 ASSESSMENT - 6.1 When considering the proposal the following material planning matters should be considered;
"The existing roof structure, aside from the deflection of the raised collar A frame trusses to the north building, appear to be performing adequately.
The external and stone walls to both the north and south barns appear to be structurally stable in the present condition and would not appear to have experienced any significant foundation movement.
The external stone lintels and cills to be windows in a couple of locations are severely weathered and cracked and will need to be replaced.
The proposed development includes the removal of the existing roof and first floor structure and the installation of a new independent oak frame."
"The barn is in a reasonable structural condition considering its age and is structurally stable, and would be suitable for conversion to ancillary tourist accommodation."
6.3 Potential impacts upon the countryside/landscape (EP1);
6.5 Impacts upon Ecology / Trees (EP 3, 4 & 5)
Scattered bat droppings were located in one first floor room, which bats accessed through an open window, and one dropping was analysed and identified as being from a brown long-eared bat. Scattered Lepidoptera wings and an absence of any pattern to the droppings show that this part of the barn is used, infrequently, as a feeding roost.
During each of four emergence watches a single common pipistrelle emerged from a crevice in the wall above the pigsties but no other bats were seen to emerge from the buildings. The stone barns were used as nesting sites by a pair of jackdaws and two pairs of swallows.
Mitigation measures are provided for each of these species to retain the biodiversity postdevelopment."
7.1 Overall, it is considered the proposed works would not adversely affect the countryside or harm the character and quality of the landscape, have no adverse impact upon any protected species/trees; and have no significant impacts upon private or public amenities and therefore comply with HP 11 and EP 1, 2, 3, 4 & 5, TP 4 & 7 and GP2 of the IOM Strategic Plan and the Residential Design Guide 2021. - 7.2 Accordingly, the application is recommended for an approval.
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 confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body 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: 19.08.2024
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).
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