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Application No.: 10/01603/B Applicant: Mr Robert William Sadler Proposal: Restoration and extension to existing building to create a dwelling Site Address: Ballacotch Farm Cottage Braaid Road Glen Vine Isle Of Man ### Considerations Case Officer : Mr Steve Stanley Site Visit: Yes Expected Decision Level: Planning Committee ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Marown Parish Commissioners Notes: no objections.
This application is recommended to be considered by the Planning Committee as it proposes the restoration of an abandoned rural dwelling which does not have an existing useable track from the highway as required by Housing Policy 13 but is recommended for approval.
The application site is the curtilage of an abandoned cottage located at Ballacotch, Braaid Road, Glen Vine, Marown. The site also includes part of the adjacent field to provide an access track from Braaid Road, through Ballingan Farm and on to the cottage.
The cottage faces north and consists of a two storey, double fronted building which retains its roof and windows although some of the glazing has become damaged. Attached to the cottage is a three walled barn. This has no roof and the front wall is missing.
From looking at the aerial photograph of the site, the original curtilage of the property which is bounded by hedging can be seen and this is the proposed curtilage of the restored building. A number of self-seeded trees have colonised the area surrounding the barn.
This application seeks approval for the restoration of the cottage and barn and the construction of an extension to the rear elevation of the cottage.
The original access to the site would appear to have been from the north however this is now completely overgrown and impassable. It is proposed to create an access by utilising the recently revised access to Ballingan Farm and introducing a new section of track between this and the cottage. The access would skirt the boundary of the field and would be enclosed on its outer side by a new Manx bank. The surface would be finished with rolled stone.
The front wall of the barn would be rebuilt and a timber framed glazed linkage would link the two buildings.
A double garage would be constructed to the south of the property.
The application site is located within an area identified as being 'white land' by the 1982 Development Order and as such is in open countryside.
The following policies contained within the Isle of Man Strategic Plan 2007 are judged to be relevant: Environmental Policy 1 - Protection of the countryside for its own sake; Housing Policy 13 - Formation of a dwelling by use of the remaining fabric of an abandoned rural dwelling.
There have been no planning applications relating to the site however two applications which relate to the adjacent property Ballingan Farm are relevant:
09/00652/B - Creation of a vehicular access and driveway. Permitted 10/00830/B - Erection of a replacement dwelling, conversion of two stone barns to provide ancillary / tourist accommodation and erection of a portal framed vehicle / store building. Permitted.
The Highways Division does not object to this application. Patrick Parish Commissioners do not object to this application
The main issues to be assessed in the determination of this application are the impact of the proposal upon the countryside and whether the proposal complies with HP13.
The site is not readily visible from public vantage points on account of its position away from the highway, tree planting and the topography of the land. Whether in its current state the building is detrimental to the area or represents a historical marker of farming activities on the Island is open to debate. However it is likely that if left without any restoration works, the condition of the building will deteriorate further, eventually becoming too dilapidated to repair. It is judged that a sensitive restoration of the building could enhance the immediate area.
Turning to the specific requirements of Housing Policy 13, there are three aspects to consider: structural condition, the existence of a useable track, and the provision of services to the building.
The application includes a description of the proposed development. It sets out that the first Ordinance Survey of the Island in 1867 shows the building complex with much the same layout as it has today, making it one of the earliest small houses in the area to have remained unspoilt. The building has retained most of its features and whilst not of a standard that would warrant Registration, it is considered to be an example of a late Georgian-Early Victorian Manx farm cottage with attached barn.
The abandoned cottage has all of its walls and retains its roof and window frames. The attached barn retains three of its walls. The application is accompanied by a Structural Inspection which concludes that the external stonework is in good, stable condition and whilst two cracks have been found, the walls are stated to be structurally suitable for renovation. The remaining walls of the barn are also stated as being capable of being restored.
The proposal is judged to be sympathetic in that it would reuse existing openings so as not to undermine the existing walls by creating new openings. It is concluded that provided the recommendations of the Structural Report are carried out, the building is capable of being restored in accordance with HP13.
Access HP13 requires there to be an existing usable track to serve the dwelling. There is a newly created access serving Ballingan Farm which would also be utilised by the proposal. However a section of new track would be required between Ballingan Farm and the cottage. This forms the most contentious aspect of the proposal and for this reason the development would not be fully compliant with HP13. The application recognises this and seeks to overcome the issue by proposing a new section of track which would skirt the field boundary and would be constructed with an outer sod bank in an attempt to minimise its impact.
Whilst HP13 requires there to be an existing access to serve renovated dwellings in the countryside, it is judged that in this case the proposed section of track has been designed to have a very low impact and there would be no new access created from the highway which would give rise to visual impact that would be perceivable to the public. It is also worth noting that the proposed renovation is particularly sympathetic to the buildings and the surrounding countryside. It is concluded that on balance these are sufficient reasons to allow the application despite the need to create a section of new track.
Services The site is relatively close to the existing dwelling at Ballingan Farm and to Braaid Road. It is judged that the site could be served by water and electricity without undue disruption or impact upon the surrounding area.
The proposal includes an extension to the rear of the cottage which would be two storey and would be arranged to have a parallel ridge to the cottage. The extension has been designed to be the size of the cottage in terms of floor area. It is judged that the proposed extension would be subordinate to the cottage so as to preserve its character and complies with HP13.
The existing dwelling, whilst not readily visible to the public, is nonetheless an attractive example of a historic farmstead. The building is currently in a state which would allow its restoration back to a dwelling however if left to further deteriorate, this opportunity will likely be lost.
In terms of Housing Policy 13, the proposal is able to comply with the structural requirements, the provision of services and the proposed extension is within the size constraints of the policy. The proposal would require the creation of a section track to connect the new access at Ballingan with the cottage. This would be approximately 120 metres long. The track has been designed to be sympathetic to its setting and would not be a prominent feature if constructed as proposed.
It is judged that whilst the proposal cannot comply fully with HP13, the quality of the building in question, the sympathetic nature of the proposal and the minimal impact that the development warrants approval.
It is recommended that if approval is granted, the period in which the development must commence should be two years as opposed to four years. This would reflect the fact that the building will further deteriorate.
RECOMMENDATION Permit.
PARTY STATUS 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:
Patrick Parish Commissioners
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.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 03.12.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of two (2) years from the date of this notice.
C 2. This approval relates to the restoration and extension to existing building to create a dwelling, Ballacotch Farm Cottage, Braaid Road, Glen Vine, Marown as shown by Location Plan, Site Plan, 10/10, 11/10, Structural Inspection, Info Plans and Explanatory Notes received 29th October 2010 and Curtilage Plan received 15th November 2010.
C 3. Prior to the occupation of the dwelling, the track leading from Ballingan Farm to Ballacotch Farm Cottage must be constructed in accordance with Drawing 11/10.
I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : ______________________________ Authority Meeting Date : 2016.12.12 Signed : ______________________________ Presenting Officer Further to the decision of the Authority an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
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