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| Application No.: | 14/00988/B |
| Applicant: | Mr Anthony Kneen |
| Proposal: | Conversion of existing outbuilding into three dwellings, including demolition of rear annex and erection of three front elevation extensions |
| Site Address: | Upper Billown Farm Grenaby Road Ballasalla Isle Of Man IM9 3DP |
| Case Officer: | Miss S E Corlett |
| Photo Taken: | 12.09.2014 |
| Site Visit: | 12.09.2014 |
| Expected Decision Level: | Officer Delegation |
1.1 The site is a small part of a farm holding on the western side of the Grenaby Road (B41) accessed via a farm lane which extends 1.2 km through Ballavell Farm to the B41 past the Upper Billown Farm which lies around 200m to the east but served by the same lane. The lane goes on to provide access to the third Upper Billown which lies to the north. The site includes a farmhouse which is occupied and not the subject of this application, and a barn which lies around 16m to the west. The barn has a footprint of 6.4m by 18.9m with an attached annex of a further 10m by 5.1m. Both buildings are two storey and there is a single storey annex on the large building which extends out from the western elevation by a further 7m by 11m. There is a total floor area, measured externally, of 421 sq m although it did not look on the site visit as if the first floor floors were all still intact.
2.1 Proposed is the conversion of the barn to three residential units. Originally, this involved the demolition of the existing western annex and the addition of three new two storey annexes on the eastern elevation, with annotation on the site plan which indicated that a further extension on the western side may be proposed. The existing windows and door openings were largely to be retained with new window styles within them. Fifteen new rooflights were to be introduced in the two pitches which are each 800mm by 1300mm. The existing external steps will be removed.
2.2 Following concerns expressed by the planning officer, the scheme was amended to remove the front annexes, leaving the front elevation plain as existing. Unfortunately the external steps are to be removed but otherwise the existing window and door openings are largely to be retained without change. Three conservation style rooflights are to be introduced per unit per pitch. At the rear the lean-to annex will be removed and the rear elevation becoming uncluttered to match the front. Again, the existing window and door openings are to be removed. The existing opening on the southern opening is to be retained as a full length window with Juliet-style balcony enclosing it and a similar feature added to the other gable.
3.1 The site lies within an area designated on the Area Plan for the South adopted in 2013 as open space not designated for a particular purpose. As such, there is a presumption against
development as set out in Environment Policy 1 and General Policy 3. However, there is provision for the conversion of existing buildings of interest as set out in 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.
Further extension of converted buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character."
4.1 Department of Infrastructure Highway Services recommend that there is insufficient information relating to the proposed access and visibility for the three dwellings. Two parking spaces per dwelling, to meet the required size of 6 x 3.25 metres per car parking space not demonstrated. further to discussion between the applicant and the highway authority and there is no longer an objection from the highway authority. 4.2 Malew Parish Commissioners seek clarification on the proposed use of the dwellings - will they be residential, tourist or agricultural workers' accommodation? The Planning Officer has confirmed that the application is for residential accommodation.
5.1 There have been no previous planning applications submitted for the site. Planning approval has, however, recently been granted for the conversion of a barn at the eastern Upper Billown (PA 14/00642/B).
6.1 The building is clearly redundant for its original purpose, has not been used for almost twenty years according to the applicant who discussed the building on site at the site visit and if a use is not found for it soon, it will require remedial and maintenance works which are unlikely to be undertaken if there is no use for it. The buildings are attractive and complement the farmhouse which is traditional. The access lane affords some passing opportunities and clearly already serves at least three units as well as Ballavell Farm and Elm Bank. The visibility at the junction of the farm lane and the Grenaby Road is satisfactory. The plans indicate that there is sufficient space in which to park two vehicles per unit. Whilst there is not proposed to be any occupancy condition on the property, it will be the case that the occupants will have to be acceptable of the farming operations which are continuing round about (mostly arable farming).
6.2 The scheme is now considered to accord with the principles and requirements of Housing Policy 11. The building is redundant and attractive and not dissimilar to the scheme approved at the other Upper Billown Farm to the east. The alternative to conversion would be for the building to be demolished which is not considered to be in the interests of the conservation of the historic character of the countryside. Whilst not specifically shown on the drawings, there is plenty of parking and circulation space for the vehicles of those associated with the new accommodation and there will need to be some acknowledgement from those living in the new units to the agricultural practices going on around them. Those going into the units would be aware of that before occupying them.
7.3 The scheme is considered acceptable and is recommended for approval. Conditions and notes should be attached to ensure that it is understood that the approval is granted on the basis of the conversion of the existing fabric and no approval is granted or implied to the rebuilding of any fabric. Whilst a structural engineer's report has not been provided, the scheme makes little change to the existing fabric and largely retains the existing openings. As such the scheme should not affect the structural integrity of the building. It is the owner's responsibility to ensure that the building is capable of being converted and if it becomes apparent during the application for Building Regulation approval that the building is not capable of being converted as shown then the approval becomes incapable of being implemented.
7.1 The local authority is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.
7.2 Department of Infrastructure Highway Services is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d.
Recommended Decision: Permitted
Date of Recommendation: 21.11.2014
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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.
This approval relates to the conversion of the existing building as shown in the submitted drawings referred to in 1 above. The approval is granted on the basis that the building is structurally capable of being converted as shown without any rebuilding of the existing fabric and no approval is granted or implied to the rebuilding of any fabric if such should become unstable or is demolished accidentally or deliberately during the implementation of the approval.
Reason: there is a general presumption against development in the countryside and this approval is only granted on the basis that it utilises an existing building, thus complying with Housing Policy 13 and General Policy 3b.
C 3.
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no extensions to the buildings, no garages, sheds, greenhouses or other free standing buildings shall be erected within the curtilage of the dwellings hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area.
This approval relates to drawings JTM040-P-00, JTM040-P-01, JTM040-P-02, JTM040-P-03, JTM040-P-04A and JTM040-P-05A all received on 23rd October, 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 : 21/12/14
Determining officer (delete as appropriate)
Signed : _________________________ Chris Balmer
Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Sarah Corlett
Senior Planning Officer
Signed : _________________________ Jennifer Chance Head of Development Management
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