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Application No.: 10/00830/B Applicant: Mr & Mrs Stuart Headon Proposal: Erection of a replacement dwelling, conversion of two stone barns to provide ancillary / tourist accommodation and erection of a portal framed vehicle / store building Site Address: Ballingan Farm, Braaid Road, Marown, IM4 2AP ### Considerations Case Officer : Mr Steve Stanley Photo Taken: Yes Site Visit: Yes Expected Decision Level: Planning Committee ### Written Representations ### Consultations Consultee : EPU & Public Health - DEFA Notes : Comments received Consultee : Highways Division Notes : Do not oppose Consultee : Marown Parish Commissioners Notes :** Oppose
This application is recommended to be considered by the Planning Committee as the proposal includes the replacement of a dwelling in the countryside with a dwelling that is more than 50% larger in terms of floor area than the existing dwelling and is recommended for approval. Furthermore, the Local Authority object to the application.
Ballingan Farm is made up of a number of agricultural buildings arranged in a courtyard layout located on the eastern side of the A26. The group of buildings consists of a combination of traditional stone built barns and more modern portal framed structures. To the north west of the group of farm buildings is a dwelling which was constructed sometime around the 1950's. An aerial photograph taken in the 1970's has been submitted with the application and shows the original farm house standing derelict as part of the courtyard. The site includes all of these buildings along with the field to the north (324564). Access to the site is via a newly constructed access (see planning history) which provides improved visibility splays and replaced the existing access which was narrow and had very limited visibility.
15 September 2010 10/00830/B Page 1 of 6
This application seeks approval for erection of a replacement dwelling, the conversion of two stone barns to provide ancillary accommodation/tourist accommodation, the conversion of a stone barn to form additional living accommodation (linked to the proposed dwelling) and the erection of a portal framed store.
The proposed dwelling would be sited on the southern side of the group of buildings and would replace one of the existing portal framed buildings. The barn to the west of the proposed dwelling would be converted to form additional living accommodation and the existing large portal framed building that is attached to its western elevation would be removed. The barns situated on the northern and western side of the courtyard would be converted to provide holiday/staff/guest accommodation (termed as 'ancillary accommodation' by the application).
The proposal includes tree planting on the site of the existing dwelling to be demolished and also along the southern-most side of the building group. This would enhance the planting scheme which accompanied the development of the new access.
The application includes a Justification Statement which sets out that the concept of the proposal is to regenerate the outbuildings and to incorporate the farmhouse back to its original location. It is set out that the farm has been sold with the farmland being sold to the tenant farmer for continued beef farming. This has rendered the outbuildings redundant and falling into disrepair (the buildings had previously been used for dairy farming). It is stated that by re-siting the new dwelling in the location of the original dwelling, the existing dwelling can be demolished and the site on which it sits can be returned to woodland. This in turn would reduce the visibility of the development. The applicant intends to utilise renewable energy sources such as geothermal heating, a heat recovery system, solar panels, grey water recycling and subject to a future planning application, wind power would be considered. It is set out that the development is not on "greenfield" land and there would be a net reduction in ground coverage by approximately ). Any trees to be felled have been the subject of a Tree felling Licence obtained from the Forestry Division.
The application site is located within an area identified as being 'White Land' by the 1982 Development Order and as is within open countryside.
The development proposed should be assessed against the following policies of the Isle of Man Strategic Plan 2007:
Environmental Policy 1 - Protection of the countryside; Housing Policy 4 - Exceptions to presumption against new dwellings in the countryside; Housing Policy 11 - Conversion of rural buildings to form dwellings; Housing Policy 14 - Replacement dwellings in the countryside; Environmental Policy 16 - Use of rural buildings for new purposes; Business Policy 12 - Use of redundant buildings in the countryside for tourist use.
The following previous planning application is considered relevant in the assessment and determination of this application:
09/00652/B sought approval for the creation of a vehicular access and driveway. This was permitted.
The Wildlife Officer of The Department of the Environment, Food and Agriculture has commented on the biodiversity of the site noting the species of bird observed the presence of Japanese Knotweed and the potential for bats.
The Highways Division does not object to this application. Marown Parish Commissioners object to this application. They state that they are surprised that so many issues can be dealt with under one application and object to the application as the replacement dwelling is "way in excess of the guidelines of the maximum increase in floor area when replacing a traditional building". They go on to state that "The proposed dwelling is a mansion which will be visible clearly from many aspects and bears no relation whatever to the existing structure."
The proposed development consists of several specific aspects and it is considered appropriate to consider each of these in turn for the purposes of clarity:
Replacement dwelling Housing Policy 4 sets out that the replacement of existing rural dwellings is one of the exceptional circumstances in which new housing will be located outside of existing towns and villages. The proposal complies with this policy.
It is important that replacement dwellings should relate closely to the buildings that they replace in terms of siting and size and that the resulting visual impact is appropriate for the countryside.
Housing Policy 14 provides detailed criteria by which to assess proposals for replacement dwellings. The three main factors to be taken into account are set out by the policy as being siting, size and design.
In terms of siting, HP14 states that "When a replacement dwelling is permitted, it must not be substantially different to the existing dwelling in terms of siting and size, unless changes of siting or size would result in an overall environmental improvement..." The new dwelling would be repositioned to the area where the original farm dwelling once stood, to the southern side of the group of farm buildings. This siting would necessitate the removal of an existing modern portal framed building. It is judged that the proposed siting would reinstate the original layout of the farm group and would consolidate development into one defined area. Whilst the new dwelling would likely have an increased visibility compared to the existing dwelling, other aspects of the scheme, including the removal of the modern agricultural buildings and the introduction of tree planting would, it is considered off-set any increase in visual impact arising from the new dwelling.
HP14 also sets out guidance on the size of replacement dwellings. It is set out that the replacement dwelling "should have a floor area, which is not more than greater than that of the original building." The policy goes on to state that "Consideration may be given to proposals which result in a larger dwelling where this involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design or siting, there would be less visual impact". The existing dwelling is considered to be of poor form and it is judged that there is scope for the replacement dwelling to be of a size that is more than larger than the existing. The proposed dwelling has been calculated to have a floor area of that would represent an increase over the existing dwelling of approximate . Clearly this is considerably greater than the general allowance set out by HP14.
The main aim of HP14 is to ensure that the amenities of the countryside are not adversely affected by new development and where possible environmental improvements are secured in the redevelopment of existing buildings and previously developed land. It is judged that there are two factors which act to provide justification for the size of the proposed dwelling. Firstly, the existing modest dwelling is considered to be of poor form and the proposed replacement dwelling, whilst considerably larger in floor area, would be of a traditional design and would use natural pointed Manx stonework to compliment the traditional barns. Secondly, the proposed re-siting of the dwelling would consolidate the group of buildings and by siting the dwelling in this way, it would be read as part of an existing cluster of buildings. There is a third consideration which should also be taken into account
when considering the size of the proposed dwelling. Whilst the floor area of outbuildings cannot be used in the calculations, it is notable that three portal framed buildings would be removed from the site. It cannot be disputed that these redundant buildings are unsightly and that their removal, which would reveal the existing stone barns, would result in an environmental improvement to the site and surrounding landscape. It is concluded that there is sufficient justification to accept this proposal as an exception to HP14 in terms of size and that the impact of the development as whole, including the demolition of the existing dwelling and portal framed outbuildings would result in an overall environmental improvement.
It is judged that the design of the proposed dwelling is of a traditional form which successfully integrates the design characteristics of a vernacular dwelling as set out by Planning Circular 3/91. Features such as substantial chimney stacks, vertically proportioned windows and the use of traditional, natural external materials combine to form a dwelling that is judged to be appropriate to the countryside.
Conversion of existing stone barns
The proposal includes the re-use of three Manx stone barns, one of which would be converted to form part of the living accommodation associated with the new dwelling and two which would be converted to provide staff/guest/tourist accommodation.
Housing Policy 11 sets out provision for converting existing rural buildings to dwellings subject to a list of criteria. The main objective of HP11 is to allow the retention and reuse of redundant rural buildings which are of sufficient quality and value and are structurally capable of being converted. The policy makes it clear that conversions must be sympathetic to the existing building so as to ensure that character which warrants their retention and re-use is not undermined.
The application is accompanied by a structural report which assesses the condition of the buildings. It is noted that the front wall of the barn labelled Building A has a 200mm lean and it would be required to remove this wall and rebuild it. The other works set out in the report relate generally to the improvement of the structural condition of the buildings so that they can be developed as proposed by the application.
The works proposed to the barns are judged to be sympathetic to their character. Building F (that to be linked into the new dwelling) would have a subordinate extension to its rear elevation but other than this the buildings would retain their existing form. It is judged that the conversion of the existing outbuildings would comply with HP11.
Given that the conversion of the barns is judged to be compliant with HP11 it is appropriate to consider whether the proposed use of two of the buildings as guest/staff/tourist accommodation would be acceptable. Environmental Policy 16 provides guidance on the use of rural buildings and much of its requirements echo those of HP11. In addition to the provisions of HP11, EP16 requires that there be no unacceptable implications in terms of traffic generation. Whilst the proposed uses of the two outbuildings could lead to an increase in traffic, the access now created under the provisions of the 2009 planning application is able to safely accommodate this.
The proposed portal framed store would be located to the east of the group and would provide storage for machinery and equipment to maintain the site. It is judged to be of a reasonable size and would not detract from the surrounding area
The proposed development, taken as a whole is judged to represent an environmental improvement to the site and the surrounding area. The scheme includes the removal of several unsightly buildings, the demolition of a dwelling of poor form, the retention and sensitive conversion of three attractive
Manx stone buildings and the construction of a well designed traditional dwelling, sited so as to consolidate the existing group of traditional barns.
The proposal breaches HP14 in terms of the floor area of the proposed dwelling compared to the existing house however it is concluded that there are sufficient benefits of the scheme to justify an exception to be made in this case.
It is recommended that if planning approval is granted that a condition be imposed requiring a bat survey to be carried out prior to the commencement of works. This and other conditions recommended are set out at the end of this report.
Permit.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Marown Parish Commissioners. The Wildlife Officer of the Department of the Environment, Food and Agriculture. Accordingly the following parties are not granted Interested Party Status: The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 15.09.2010
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the erection of a replacement dwelling, the conversion of two stone barns to provide guest/staff/tourist accommodation, the conversion of outbuilding to form additional living accommodation to the proposed dwelling and the erection of a portal framed store, Ballingan Farm,
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