Planning Officer Report

Application No.:	12/01296/B
Applicant:	Moore Kelly & Jenny Kelly
Proposal:	Conversion of existing barn and outbuildings to a dwelling and creation of vehicular access and driveway
Site Address:	Ballamenagh Beg Farm
Ballamenagh Road
Baldrine
Isle Of Man

Officer's Report

Introduction

1. This application seeks permission to convert an existing barn into a dwelling at a site located in Baldrine, Lonan.

The Site

1. The application site is part of the land at Ballamenagh Beg, Ballamenagh Road, Baldrine, Lonan. The site has on it a two storey stone barn with single storey attached out buildings and a detached single storey outbuilding. The collection of buildings are set to the centre of a portal framed agricultural building to the north west, a dwelling known as Niaara to the south west and a dwelling to the south east known as Ballamenagh Beg House.

The Proposal

1. This application seeks approval for the conversion of the large barn and its attached single storey outlet to form a dwelling. The adjacent stone shed would be converted to form a garage to serve the new dwelling.

1. The proposed plans show that relatively minor external alterations would be made to the existing building. Existing apertures would be retained and reused to provide windows and doors for the dwelling. The stone work would be retained and the roof would be finished with natural slate. The main change would be to part of the existing single storey outlet. part of this would be demolished and replaced with a new section which would be of a more traditional form. The stone shed would have a pitched roof constructed to match that of the main barn.

1. The application includes a structural survey along with a bat survey. These are discussed later in this report.

Development Plan Policies

1. The application site is located within an area that is not designated for development. The land is identified as being Open Space/Agricultural Use by the Laxey and Lonan Area Plan. The site is also within an area of High Landscape Value and Scenic Significance.

Case Officer:	Mr Steve Stanley
Photo Taken:
Site Visit:	13.07.2012
Expected Decision Level:	Officer Delegation

1. Within the Isle of Man Strategic Plan, the following are judged to be relevant:

General Policy 3:

"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

• (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
• (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
• (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
• (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
• (e) location-dependent development in connection with the working of minerals or the provision of necessary services;
• (f) building and engineering operations which are essential for the conduct of agriculture or forestry;
• (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
• (h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

Housing Policy 4:

"New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(1) of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:

• (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10;
• (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and
• (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14."

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 plan; 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 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."

Planning History

1. The following previous planning application is considered relevant to the determination of this proposal:

99/00106/B - Erection of agricultural building. Permitted.

Representations

1. The Highways Division of the Department of Infrastructure does not oppose this application.

1. Lonnan Parish Commissioners recommend that this application be approved.

1. The Manx Electricity Authority has provided an advisory note relating to electricity connection.

Assessment

1. The key issues to be assessed in the determination of this application are whether the proposed development complies with Housing Policy 11, whether the conversion of the outbuildings as proposed would undermine the amenity of adjacent properties in an unacceptable manner and whether the conversion would harm wildlife through the loss of habitat.

1. Housing Policy 11 sets out detailed criteria relating to the conversion of rural buildings to form dwellings. In this case, a site visit ascertained that the buildings in question are no longer used for agriculture. the main barn has previously been used for stabling however it is now largely vacant aside from some small scale domestic storage. It is judged that the redundancy of the original is established.

1. The buildings are substantially intact, retaining all walls and their roofs. The accompanying structural survey sets out an assessment of the condition of the building, highlighting works that would be required in order to bring the building up to modern standards. The survey concludes by stating that "the buildings are reasonably robust and capable of renovation". The application has been referred to the Department's Building Control Officer for this part of the Island who has confirmed that they accept the findings of the structural survey.

1. The collection of barns is an example of historic farm buildings and is judged to be an attractive feature of the site. The utilitarian appearance of the buildings coupled with the use of stone and slate are judged to result in a positive impact upon the surrounding area. The retention of the buildings would assist in reusing a collection of buildings which are judged to be of sufficient interest to warrant conversion.

1. The main building is of a size which would provide a substantial dwelling without the need for any extensions. The alteration and replace of a small section of the single storey aside, the building would not be enlarged and would still result in a relatively large dwelling.

1. The site is neighboured by other residential dwellings on two sides. A modern agricultural building sits relatively close to the northern elevation which could give rise to some compatibility issues. Notwithstanding this, any person choosing to reside in

the converted dwelling would be aware of the surrounding land uses and in any case the building would have a generous garden and court yard area which are located so as to be away from the agricultural building.

1. Given the proximity of the buildings to other dwellings, it seems reasonable to assume that the site could be provided with satisfactory services without unreasonable public expenditure.

1. When considering applications involving the conversion of old buildings, particularly those situated in rural areas, it is important to take account of possible impacts upon wildlife. Buildings such as those which are the subject of this application can provide nesting places for bats and birds and development. The application includes a survey of the buildings conducted by the Manx Wildlife Trust. This concludes that no evidence of the presence of bats was recorded within any of the barns. It is stated that no site-specific recommendations are put forward for bats as there is no evidence that there is a roost site present within the buildings. It is noted that sparrows and swallows were observed to be nesting within the barns. It is therefore recommended that no works be carried out in the nesting season and that the first stage of any works involves the clearance of the internal spaces and securing against entry by birds.

1. With regards to impacts upon adjacent properties, the buildings are situated a sufficient distance from nearby houses to prevent overlooking. Given that the buildings existing and are not proposed to be altered in any substantial way, existing impacts arising from the buildings would not change to such an extent that unacceptable harm would result.

1. Access to the site is to be via a new access which would run parallel to the existing entrance to the farm. Some Fir trees at the entrance are to be removed to allow this and provide visibility. It is judged that this is acceptable.

Recommendation

1. Permit.

Party Status

1. The Local Authority is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.

1. The following do not comply with the provisions of planning Circular 1/06 and should not therefore be afforded interested party status:

The Manx Electricity Authority

1. The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 22.10.2012

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

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the conversion of existing barn and outbuildings to a dwelling and creation of vehicular access and driveway, Ballamenagh Farm, Ballamenagh Road, Baldrine, Lonan as shown by J & JK/1, J & JK/2, J & JK/3, J & JK/4, J & JK/5, J & JK/6, Bat Survey and Structural Survey all received 19th September 2012.

C 3. The roof(s) must be finished in dark natural slate.

C 4. The existing stonework must be retained and repointed. The stonework must not be rendered or painted.

C 5. Any replacement windows or doors must be of timber construction.

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 : 26-10-12

Determining officer (delete as appropriate)

Signed : _________________________ 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