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Application No.: 14/00809/B Applicant: Mr & Mrs John Quilleash Proposal: Conversion of existing outbuildings into a dwelling and improvement to existing vehicular access Site Address: Barns Ballaragh Old Farmhouse Ballaragh Laxey Isle Of Man Case Officer : Mr Edmond Riley Expected Decision Level: Planning Committee
THIS APPLICATION IS BROUGHT BEFORE THE PLANNING COMMITTEE AS A NEIGHBOUR OF THE SITE IS AN EMPLOYEE WITHIN THE DEPARTMENT OF INFRASTRUCTURE.
1.0 THE SITE - 1.1 The application site is the curtilage of the barn to the rear of Ballaragh Old Farmhouse. The barn is of Manx stone construction and in an "L" shape arrangement. It is directly to the rear of Ballaragh Old Farmhouse. The main openings in the barn are on the elevations facing towards Ballaragh Old Farmhouse; all the windows are timber but are in a very poor state of repair. The roof is slate and appears to be in reasonable condition, as are much of the stone walls of the barn. The barn's character is provided mainly by its fenestration in that it has a number of window and door openings of varying sizes and eave positions, primarily facing into the courtyard area, that give an attractive jumbled appearance. - 1.2 The application site is accessed off the Ballaragh Road; the access is shared with Ballaragh Old Farmhouse. There is a public footpath which runs past the front of the barn. To the north, east and south east there are open fields which stretch down to the coast road. Views of the sea are possible from the site.
2.0 THE PROPOSAL - 2.1 The application seeks approval for the conversion of the barn to a dwelling. The conversion would retain the existing barns, which would remain relatively untouched: new windows and doors would be installed in the existing openings almost throughout, while there would be an introduction of six windows in the north elevation. Also proposed is a larger area of glazing in the east elevation. All the windows would be of a casement opening style. The main living area would be on the first floor with the bedrooms at ground floor. To the east would be a small garage formed from the existing store and timber-clad. - 2.2 Changes are proposed to the access arrangements. The existing wall to the highway would be lowered in height to 1050mm for a length of 36m to the north and 12m to the south. To the south, there is an existing house preventing any further improvement to the visibility. The existing access would also be widened slightly following representations made by Highway Services (see paragraph 5.1 of this report, below).
2.3 A Structural Survey has been submitted with the application, the summary of which reads as follows: "The existing building has an intact roof and perimeter walls which are generally true and reasonably plumb. Rebuilding part of the southern gable has been recommended due to structural movement, and structural repairs are required to the cracked south facing wall. It is considered that the building is structurally sound and capable of being refurbished". - 2.4 The proposal has been the subject of extensive discussion between the Department and the agent to the application and the design now proposed differs significantly to that originally submitted. In view of the time elapsed to allow for these negotiations, and also differences to the plans as originally submitted to allow for design changes and changes to the access lane, the application was formally re-advertised for the statutory 21 days on receipt of the amended information.
3.0 PLANNING HISTORY - 3.1 There was a previous application submitted earlier in 2014 for approval in principle for conversion of existing stone outbuildings to a dwelling. This application was withdrawn on the advice of the Department as it was felt that it was not possible to make a proper assessment of a proposal to convert a barn to residential use without full proposed elevations.
4.0 DEVELOPMENT PLAN POLICIES - 4.1 The application site is in an area zoned as "Predominantly Residential" identified on the Laxey and Lonan Area Plan 2005. Given the nature of the application, it is appropriate to consider General Policy 2, Strategic Policy 1, Strategic Policy 2, Strategic Policy 3, Environment 42, Housing Policy 4, Housing Policy 6 and Housing Policy 11 of the Isle of Man Strategic Plan (20th June 2007).
5.0 REPRESENTATIONS - 5.1 Highway Services, in an email received 24th July 2014, comment on the application. They do not oppose subject to the access lane being widened to a minimum of 4.1m for the first 6m in order that two vehicles can pass. Nothing must be planted, erected or allowed to remain within the visibility splay that exceeds or may exceed 1m in height. On 22nd January 2015, they amended this final figure to 1.05m. - 5.2 Lonan Parish Commissioners, in an email received 25th July 2014, comment on the application. The Commissioners recommend approval. - 5.3 The owner/occupier of Wheatcroft, Ballaragh Road, Lonan, in a letter received 8th August 2014, comment on the application. They request interested party status as they would have concerns if the new windows in the north facing elevation were to be enlarged in the future. - 5.4 Manx Utilities Authority, in an email received 21st August 2014 and 19th February 2015, comment on the application. They recommend that the applicant contact the Authority prior to the commencement of works. - 5.5 Following the re-advertisement of the application, the owner / occupier of Ballaragh, Old Farm House, Ballaragh, Laxey, in a letter dated 9th February 2015, has written in support of the proposal. They support the proposed highway alterations, and consider that the proposal would not unduly harm their living conditions. They also query whether a condition could be applied to prevent any glazing being installed in one of the barn's elevations. (It is worth noting at this point that no permitted development rights apply for the insertion of new windows such that a condition of this nature would be unnecessary.)
6.0 ASSESSMENT - 6.1 The key policy in considering barn conversions is Housing Policy 11, which states: "Conversion of existing rural buildings into dwellings may be permitted, but only where:
"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."
6.2 The application site is rather unusual inasmuch as the area, while clearly having a rural feel, is actually zoned as Predominantly Residential. It is therefore most welcome that the architect is seeking to convert the barn, which is a farm more sympathetic and appropriate proposal, rather than re-develop the site. - 6.3 Given this zoning, it is perhaps appropriate to give a little more leeway as regards assessing the proposal against Housing Policy 11 than would normally be the case. Conversion of rural buildings (that is, those within areas designated as Countryside) are undertaken as an exception to policies that presume against new development outside of existing settlements with a view to protecting the Manx countryside. In this instance, it is considered that the retention of an existing, traditional built form that is in good condition for its age and evident lack of recent use should be viewed favourably. This is by no means to indicate that the provisions of HP11 should be disregarded: more that the zoning of the land should not be ignored in the following assessment. The proposed design - 6.4 Notwithstanding the above it is considered that, to a greater or lesser extent, the scheme meets all of the criteria set out in HP11. - 6.5 While there are opportunities in some instances for barns to accommodate a more overtly creative design approach - such as that taken at the building known as "Sam's Barn" not far from the application site - this is generally appropriate only where the newer elements are required in order to support or replace failing masonry or to provide extra internal space to make the building adequate for a dwelling. Contemporary interventions should be used confidently and should clearly differentiate between the older elements of the building, thereby allowing the whole to be read in a clearly distinct fashion without undermining the character of the existing building.
6.6 This is not a site that lends itself to such innovation. The structural stability of the building is, in the most part, sound and its size commensurate with a family home. HP11 is clear that the character of a building should be retained wherever possible: in this instance, the barn has a clear character and its retention is indeed possible, and the design now submitted achieves this. The use of simple and unfussy fenestration - casement windows and timber doors - that makes limited alterations to the existing apertures is appropriate in retaining that character, and the introduction of new windows in two of the elevations is done in a manner that reflects the unusual window and door arrangements on those elevations that already have them. - 6.7 The proposed treatment for the garage is considered, in the context of the above, to be unobjectionable and to reflect the fact that the building is at its least secure in this position. Timber panelling reflects a lot of the Yorkshire boarding used on contemporary barns and in this sense is part of the architectural 'language' of agricultural buildings. - 6.8 Less successful is the proposed end-gable glazing, which is in no way reflective of the character of the barn. However, it is also in a part of the building adjacent to the walling that is least secure, and would not be readily visible from the public highway (albeit that users of the footpath would see it quite clearly). These points, and also reflecting on the assessment outlined in paragraph 6.3 above, are considered sufficient to conclude that this part of the proposal is unobjectionable. Highway safety - 6.9 In the first instance, it is noted that Highway Services have not objected to the proposal subject to minor works being undertaken to the access lane to provide sufficient passing space for two vehicles, and also subject to nothing being planted, erected or allowed to remain within the visibility splays that exceeds 1050mm in height. The revised plans demonstrate that all of this is to be achieved, and there are also elevations of the amended walls. - 6.10 The highway access is substandard without being actively dangerous. To the north, the additional visibility provided by the reduction in the height of the wall and vegetation for 36 metres in length is acceptable, while to the south the 12 metres that can be provided is the maximum due to the position of a house. However, the access is also not considered so substandard as to warrant the application's refusal, and traffic mirrors are in place to ease visibility. The reduction in height of the wall and increase in lane width is considered sufficient to conclude that highway safety will not be unduly affected by the proposal. Living conditions - 6.11 Unusually for a proposed barn conversion, there is an existing dwelling fairly close by. The southern elevation of the building faces onto Ballaragh Old Farmhouse at a distance of just over 16 metres from the main section, and at a distance of 6 metres at the gable end of the southern section. This nearest element would have no windows and so there would be no increase in overlooking in respect of this. However, there are some 11 windows in the main section of the barn that would directly overlook the dwelling at the distance of 16 metres. It is not known what the five windows in the rear elevation of the dwelling serve, but it is likely to be some form of principle living accommodation. - 6.12 There is a ground floor corridor running roughly two thirds of the internal length of the main section of the barn, which would screen the utility room, media room and dressing room / en-suite bathroom from direct overlooking. However, the bedroom and kitchen / lounge / dining room at the first floor would face the dwelling. It is considered, though, that since the
views would be oblique and the separation distance adequate, though by no means significant, especially in a semi-rural area such as this where overlooking distances would normally be expected to be larger than in more urban areas, to protect the living conditions for the occupiers of both the existing and proposed dwellings.
7.0 RECOMMENDATION - 7.1 In view of the favourable conclusions set out above in respect of the key issues proposed design, living conditions and highway safety - it is recommended that planning approval be issued.
8.0 INTERESTED PERSON STATUS - 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 Article 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:
8.3 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
9.0 SUPPLEMENTARY REPORT - 9.1 At the meeting of the Planning Committee, held on the 9th March 2015, and at the request of the Network Planning Officer of Highway Services, the Planning Committee determined that the following condition should be attached to the approval:
Recommendation Recommended Decision: Permitted Date of Recommendation:
02.03.2015
C : Conditions for approval
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.
The application hereby approved relates to the following plans and information, date-stamped as having been received 8th July 2014 and 2nd February 2015: 14 1050 1, 14 1050 2, 14 1050
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Approved Committee Meeting Date:…09.03.2015 Signed :C Balmer Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph).
Signatory to delete as appropriate YES See paragraph 9.0 above
Copyright in submitted documents remains with their authors. Request removal
