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THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THERE IS AN ELEMENT OF REBUILDING WHICH IS CONTRARY TO HOUSING POLICY 11 AND ENVIRONMENT POLICY 16
The application was submitted as one for the matters reserved from the approval in principle, PA 12/00282 which required, inter alia, "This permission relates to the principle of the conversion of the existing buildings on the site shown in drawing 1106/02 received on 29th February, 2012 to residential and/or tourist accommodation. This permission is dependent upon the buildings to be converted being structurally capable of renovation and re-use as proposed." The information submitted with that application clearly indicated that the sheep dip building was in poor repair. As this current application proposes the rebuilding of the building it cannot comply with the condition and as such this application cannot be considered as one for the reserved matters and should be dealt with as a full, detailed application, with regard to the approval in principle as a very important material consideration.
1.1 The site is the farm yard of Ballachrink Farm, a small group of mostly old farm buildings associated with a large agricultural holding which is now rented out and not farmed from the application buildings. The farmyard is situated immediately alongside Ballachrink - a residential estate of 23 properties - nearly all bungalows, many with dormer accommodation. The site is accessed from a lane to the north of Ballachrink estate - approximately 80m long and single vehicle width. To the south of the lane are the rear of numbers 5, 6 and 7 Ballachrink - two bungalows and a two storey dwelling which are all relatively close to the lane.
1.2 The buildings within the yard include a Dutch barn which sits to the north of the older buildings, a long cow house at the north western edge of the group, a sheep dip building and barn which are presently conjoined and something called the "float house" which lies to the south of the group. Finally there is a cottage at the southern edge of the group, behind and alongside the sheep dip building. The main farmhouse and beggar's house are outside the defined site but within the ownership of the applicant.
1.3 The barn is a very handsome two storey building with a lower section attached to a further shorter section at the western end. The building has brickwork apertures along the front for nesting birds and bats and attractive stone which appears to be in very sound condition. The smaller extension on the west has a large aperture on the western end which extends up to the ridge and follows the shape of the gable. 1.4 The cottage is a single storey property which currently has a sheeted roof and limewashed stone walling. There is considerable ivy growth on the front elevation and two substantial chimney stacks on each end of the roof. 1.5 The float house is a monopitched roofed simple structure which has a footprint of around 10.5 m by 4 m . 1.6 The long cow house is a single storey building with a sheeted roof and a number of windows and doors and a tall door in the south western gable. 1.7 The sheep dip building is possibly in the worst state of repair with significant vegetation on the external walling. The building is stone and has a monopitched roof. There are large door apertures in the front facade. 1.8 The buildings are very interesting but unused and some appear as if they have not been particularly well maintained in more recent years. The site is on the edge of the built up area, looking out over the surrounding countryside and is distinctly different from the buildings one passes to get to the site. It is an attractive transition between the built up area and the open countryside to the west and north.
2.1 Proposed are the details of the conversion of the buildings to residential units including tourist accommodation and the rebuilding of the sheep dip structure. The details follow on from the approval in principle granted under PA 12/00282 (see below). The application includes a revision of the original Structural Engineer's report following a second visit and a further addendum which includes specific methodologies for the works detailed which need to be undertaken. 2.2 Taking each building in turn, the long barn (cow house) is to have two small extensions added to the rear and the end, six rooflights are to be added to the rear (north) pitch, six new windows in the rear elevation, the insertion of a new window in the front elevation and the removal of the existing corrugated roof and its replacement with a natural slate roof. The extensions will have glazed side walls, a slated roof to match the existing which will be 0.5 m lower than the main ridge. This building will accommodate two 2 bedroomed units which will provide around 57 sq m of floor area. This building is described as being "in generally good condition for the age of the property". There are signs of cracking mainly to the rear elevation, the trusses are in good condition but for one which was damaged, and there are signs of slight movement to door and window heads due to movement or failure of the timber lintels. 2.3 The conclusions in respect of this building are that the cracks are not indicative of any foundation movement and the engineer does not foresee any future significant foundation movement if the existing conditions remain stable. The general conclusion for this and all of the buildings is that the issues can be remedied. In this case their view is that the outward spread of the buildings will worsen if it is not dealt with. Further discussion with the applicant reveals that the structural integrity of the buildings can be retained without the need for a concrete ring beam, by the use of internal frames or by the use of the cross walls within the building but even if a ring beam were required, this could be achieved without raising the
height of the walls or changing the external appearance of the building. If this is required the engineer can provide further specifications before any work is undertaken. 2.4 The large two storey barn is to have its lower section to the west increased in height by 700 mm and the upper section finished in timber boarding. The existing apertures in the front (southern) elevation are to be retained other than a new four door opening in the western side of the ground floor. A new two storey glazed annex which projects 1100 mm from the gable of the building is to be added and the existing single storey dairy annex on the eastern side rebuilt in the same proportions but finished with timber cladding and with a slated roof in place of the existing rendered brick and sheeting. The ground levels at the rear are to be lowered slightly and the existing apertures are to be retained and fitted with new windows. A further five new square windows are to be inserted on the ground level an existing first floor window blocked off in the annex and another larger window installed alongside. This structure is to accommodate three units of accommodation: one single bed, one three bedrooms and one two bedrooms. 2.5 This building is to be linked to the adjacent cottage to the south which currently has no roof, by a new glazed link which replaces the existing masonry wall. The Engineer's report describes this building as approximately 175 years old and constructed from stone with slate covering the main roof and sheeting over the annexes. They observe cracking throughout the building but not significant cracking within the loadbearing walls. They observe that cracking and bulging within the western gable has spread, pushing the top of the front and rear walls outward and which has caused vertical cracking evident at the junctions of the return walls. They describe evidence of damp and rot to timbers. Floors and ceilings are in varying states of instability. The removal of the single storey lean to will not compromise the stability of the structure as it is not a structural feature at present. 2.6 The cottage is a single storey intact building which has retained most of its elements and for which very little is proposed other than an extension of the lean-to rear annex up to the back of the sheep dip building. The engineer's report recommends the rebuilding of the rear annex and the building having all new floors, roof covering, insulation and stairs in order to make the building habitable. 2.7 The sheep dip building currently has no roof and a monopitch roof profile. The works to this are significant - essentially rebuilding this in a more consistent and attractive form, adding a dual pitch roof, relocating the position of windows in the front elevation which is to be rebuilt 0.5 m further out to the east but retaining the door position and shape. A new large window is proposed in the southern elevation. The applicant has considered trying to retain this building which has fallen into further disrepair following the issue of the approval in principle and is of the view that the only viable option is to demolish and rebuild the structure. The structural engineer's report refers to this and states, "Remedial works to this building would be time consuming and costly. Due to the poor state of the structural elements we recommend that this building be demolished so that nobody gets hurt if the building collapses". This element of the scheme (the cottage and the sheep dip building) will provide a two bedroomed cottage. Architecturally, this building is considered to provide an important link between the main barn and the cottage so that the buildings may be read as a coherent group rather than a scattering of individual independent buildings. 2.8 The application includes a bat survey undertaken by the Manx Wildlife trust in September, 2013 in the knowledge that there was an application in preparation for the alteration and conversion of the buildings to residential/tourist accommodation. The buildings were inspected in daylight for suitability for bat roosts and night time surveys were undertaken for bat activity. They conclude that there is some potential for bat roosts in the gable end of the cottage, the large barn has some voids but which are already used by jackdaws and whilst there are other voids, the orientation and cover is not ideal as they lead to temperature
fluctuations. The sheep dip building has limited void opportunities for roosts. The float house, which is not proposed for conversion or work, offers the greatest potential for bat roosting and feeding due to vegetation cover. The visual and echo surveys revealed no evidence of roosting but individual pipstrelles were observed feeding at the western side of the site, flying around the Dutch barn at the northern end of the site. The conclusion of the survey is that whilst bats use the site for feeding, there is little likelihood of bats occupying the building and as such the proposed conversion is unlikely to have an adverse impact on bats. In the proposed works, the incorporation of voids in the external finish which could be suitable for bat roosts, could encourage bats to roost on the site and is recommended. 2.9 The proposed site layout incorporates cobbled areas for parking which are close to but not immediately next to the buildings, with ten spaces closest to the buildings and three additional spaces opposite the float house and a further four to the west of the float house.
3.1 The site lies within an area designated on Southern Area Plan of 2013 as Open Space. 3.2 As such, the provision for the creation of residential and tourist accommodation through the conversion of buildings is within Housing Policy 11 and Environment Policy 16 which state: "The use of existing rural buildings for new purposes such as tourist or small-scale industrial/commercial use may be permitted where: a) it is demonstrated that the building is no longer required for its original purpose and where the building is substantially intact and structurally capable of renovation; b) the reuse of the building will result in the preservation of fabric which is of historic, architectural, or social interest or is otherwise of visual attraction; c) it is demonstrated that the building could accommodate the new use without requiring extension or adverse change to appearance or character; d) there would not be unacceptable implications in terms of traffic generation; a)[sic] conversion does not lead to dispersal of activity on such a scale as to prejudice the vitality and viability of existing town and village services; and f) the use of existing buildings involves significant levels of redevelopment to accommodate the new use, the benefits secured by the proposal in terms of impact on the environment and the rural economy shall outweigh the continued impact of retaining the existing buildings on site.
Proposals to convert rural buildings to residential accommodation will be considered along with the advice given at Section 8.10 of this document."
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."
4.1 Planning permission was given to the principle of the renovation and redevelopment of the buildings under PA 12/00282. This showed the retention of some of all of the buildings and an illustration of how they may be converted. The conditions of approval included the following:
The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later (4 years from the date of the approval is 15th May, 2016).
This permission relates to the principle of the conversion of the existing buildings on the site shown in drawing 1106/02 received on 29th February, 2012 to residential and/or tourist accommodation. This permission is dependent upon the buildings to be converted being structurally capable of renovation and re-use as proposed.
The application for the reserved matters must include a structural engineer's report to demonstrate that the buildings are structurally capable of conversion as proposed together with method statements for each of the buildings, demonstrating how the conversions would take place without undermining the structural integrity of the buildings concerned.
The conversions must retain the existing or original character and appearance of the buildings and any extensions should be modest and subordinate and which do not affect adversely the character or interest of the buildings.
The application for the reserved matters must include a survey for bats and their roosts. If bat activity is found then an appropriate mitigation scheme must also be included in the application. The applicant is encouraged to consult the Department of the Environment, Food and Agriculture in respect of converting the buildings in a way which would support continued or new use of the structures by bats and swallows.
The application for reserved matters must include a survey of all trees on site and measures for their protection during construction or replacement if retention is not practicable.
The application for the reserved matters must include a demonstration that each unit will be provided with the required level of parking (see Strategic Plan Appendix Seven).
The application for the reserved matters must demonstrate that the public right of way through the site is retained and the passage of pedestrians through the site is not impaired by vehicle parking or new structures. Similarly, the right of way should be taken into account in the design of the conversions to ensure that the privacy of those in the new units is not compromised.
5.1 The Manx Electricity Authority comment on existing and proposed electricity supplies 5.2 Arbory Commissioners indicate that they have no comments to make. 5.3 Isle of Man Water and Sewerage Authority initially requested a deferral but now comment that the proposal to discharge the foul flows for the proposed units into the Colby Glen Road foul sewer and surface water into the Glen itself is acceptable in principle but the drainage will remain private and will not be considered for adoption and whilst they will not review the private layout within the site they will need to approve the connection point for the development into the public sewer and the applicant should consult them in this respect. Surface water must be attenuated such that flows are controlled so that adjacent landowners are not affected by any increase in ground water flows. They note that the proposed system may involve crossing land not in the applicant's control.
6.1 The existing buildings have acknowledged interest and being alongside a public footpath it is in the public interest that they are not allowed to fall into further disrepair. The proposed scheme will achieve both the renovation and the use of the building such that they will once again contribute positively to the amenities of the area. The proposals for the cow house and large barn are considered to retain much of the original building and their character and as such are felt to comply with Housing Policy 11/Environment Policy 16. 6.2 The proposed rebuilding of the sheep dip building conflicts with condition 4 of the approval in principle and as such, the works to rebuild this cannot be considered as a reserved matter. The application should therefore be considered as a full detailed approval and conditioned accordingly. The retention of the building here is not considered feasible and the proposed plans retain very little of the fabric which is currently in place in any case. The points raised by the applicant's agent about the connectivity of the group through the retention of a building in this position is important as without it the building group would lose its group value and become more of a collection of independent buildings which would depart from its current character. The rebuilding of this structure is therefore considered justified in this case. 6.3 The scheme shows car parking around the site to serve the proposed units on cobbles and close to, but not dominating the built structures or the character of the group.
7.1 The local authority, Arbory Parish Commissioners are, 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 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d. 7.3 MEA and IOMWSA are statutory authorities which raise material planning considerations and as such should be afforded party status under Article 6(4)(c) of the Town and Country Planning (Development Procedure) (No 2) Order 2013
Recommended Decision: Permitted
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.
N 1. The applicant is encouraged to incorporate voids in any new rendered areas to accommodate bat roosts.
This approval relates to Drawings reference 1106/01 - 1106-09 inclusive and 01 all received on 18th November, 2013 together with the Addendum to Structural Inspection at Ballachrink Farm, Colby Glen Road, Colby, Isle of Man, received on 9th April, 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 : 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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