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1.1 The application site forms part of the curtilage of Ballachrink Farm, Braaid, Marown, located northeast of the B35 Road and southwest of the A24. The site is specifically a barn located within the centre of Ballachrink Farm which is a working farm with a Farmhouse and a number of farm buildings, mainly portal framed barns. The site is accessed via a existing farm track (serving the property and neighbouring fields only) which runs from the B35 Road in a westerly direction for approximately 360 metres to the beginning of the farm complex.
1.2 Within the site is a single storey stone outbuilding which is located east of the main dwelling house. The outbuilding is constructed of Manx stone throughout with a slate roof finish. This outbuilding forms the integral part of this submission.
2.1 The application seeks approval for alterations and conversion of outbuilding to a dwelling. The proposal would retain the existing building reusing the existing openings, the exception being a rear single storey extension which has a rear projection of 3.8 metres, a width of 4.1 metres and a ridge height of 4 metres (eves level 2.9 metres).
2.2 Access to the barn would be via the existing farm lane which runs from the B35 Road to the site. Two off road parking spaces would be provided within the site. A lawned area would be provided between the barn and the parking area which provides an external amenity space for the occupants. Furthermore, there is a concrete hardstanding area fronting the property which would be accessible by the occupants of the proposed unit.
2.3 All windows and doors will be timber in construction.
3.1 The site is not designated for development under the Isle of Man Development Plan Order 1982. The site is not located within a Conservation Area.
3.2 Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:-
3.3 General Policy 3 states: "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 development land 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." 3.4 Housing Policy 11 states: "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."
4.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.
5.1 Highway Services do not oppose. 5.2 Marown Parish Commissioners have no objection. 5.3 Manx Utilities Authority - ELECTRICITY makes not comment on the application but ask an informative note be attached to any approval.
6.1 The starting point for a proposal to convert an existing building/s in the countryside to dwellings would be Housing Policy 11. There are a number of criteria indicated within this policy, which any proposed development must comply with. 6.2 With regard to paragraph (a) of Housing policy 11, the barn is not used in relation to agricultural (i.e. its original use) and therefore it is clearly redundant. Furthermore, from comments received previously from the DEFA this type of barn can no longer be used for modern agricultural farming either for storage of equipment or keeping of animals (animal welfare standards). It is therefore consider the redundancy has been established and conforms to Housing Policy 11. 6.3 With regard to paragraph (b), this item deals whether the building is substantially intact and structurally capable of renovation. Included in the submission is a structural report for the stone barn. In summary these reports concludes that:- "..I am of the opinion that the basic structure of the stone barn is structurally sound and is suitable for conversion into tourist accommodation..." Whilst minor works are required to convert the barn into a single dwelling, it is considered it is possible, and therefore complies with the policy. 6.4 With regard to paragraph (c) of Housing policy 11, the existing building is a Manx stone barn which has retained its character and quality and certainly has architectural interest significant to warrant its retention. Overall, it is considered that the barns are worthy of renovation and conversion and therefore complies with Housing Policy 11. 6.5 With regard to paragraph (d) of Housing policy 11 this policy states that 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. The submitted plans show that the proposal would result in a modest rear extension, would have two bedrooms, bathroom, kitchen and lounge. Overall, it is consider the proposal from this aspect would comply with Housing Policy 11. 6.6 Regarding paragraph (e) of Housing policy 11, considers whether the additional dwelling would result in an unacceptable impact upon the existing residential property (loss of light, overbearing impact and/or overlooking). The property potential most affected is Ballachrink Farmhouse which is within the same ownership of the applicant. However, given the barn positing in relation to the main farmhouse and given the majority of the windows of the proposed unit would have no views of the farmhouse; it is considered the proposal would be an appropriate from this respect. There would also be an increase of traffic passing to the front of the farmhouse; however, the level of traffic generated by this new dwelling would unlikely give a significant impact upon the occupants. 6.7 Overall, it is considered for these reasons it is consider the introduction of a tourist unit would have no significant impacts upon the occupants of Ballachrink Farmhouse, who are also the owners of both properties. 6.8 The final issue relates to whether the building is or can be provided with satisfactory services without unreasonable public expenditure. The applicant has indicated that services already exist and therefore comply with this aspect of Housing policy 11.
7.1 Overall, it is considered the proposal would comply with Housing Policy 11 of the Isle of Man Strategic Plan and therefore it is recommended that the application be approved.
8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest
in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits. 8.2 In line with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:
Manx Utilities Authority - ELECTRICITY
Recommended Decision: Permitted
Date of 19.06.2014 Recommendation:
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. The development hereby approved shall not be used or occupied other than for the purpose of short-let holiday accommodation and shall not be used as a separate dwelling. The accommodation hereby approved shall not be occupied by the same person(s) for a single period or cumulative periods exceeding 28 days in any calendar year".
Reason: To ensure that the development is only used and occupied as short let holiday accommodation and to prevent the creation of an unjustified separate dwelling in the countryside.
C 3. The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
This approval relates to Drawings reference numbers 01, 02, 03 and 04 received 31st March 2014 and 13th May 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made: Permitted Date: 2016/14
Determining officer (delete as appropriate)
Signed: Sarnath Gallagher Director of Planning and Building Control
Signed: Sarah Corlett Senior Planning Officer
Signed: Sarnath Gallagher Jennifer Chance Head of Development Management
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