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The application site is located to the east of the B21, in the Abbeylands area of Onchan. Access is from the Abbeylands Road via a lane that leads to a fork, the northern branch of which eventually becomes a right of way. The north-western fork is also a right of way and leads past the farmhouse and onto East Baldwin. The site lies between the East Baldwin Valley and Abbeylands, to the north-west of the village of Onchan.
The proposed development comprises the renovation of the original farmhouse and conversion of barn and outbuildings, including extensions to form single dwelling with ancillary buildings.
The application site, and buildings contained within it, has been the subject of a number of previous planning applications that could be considered to be of relevance to the assessment of this current planning application:
Planning application 97/2114 sought approval for the erection of an agricultural workers dwelling to replace derelict farm house, Ballairgey Farm, Abbeylands, Onchan. This application was initially approved on the 29th May 1998.
Planning application 99/02051/B sought approval for the erection of a replacement farmhouse, Ballairgey, Abbeylands, Onchan. This application was initially refused on the 5th September 2000.
Planning application 01/02413/A sought approval in principle for the erection of a dwelling to replace the former farmhouse and barn, Ballairgey, Abbeylands, Onchan. This application was initially refused on the 10th April 2002. The initial refusal was confirmed at review, with the review refusal decision notice issued on the 18th June 2002.
Planning application 02/02135/A sought approval in principle for the refurbishment of the derelict farmhouse and barn, Ballairgey, Abbeylands, Onchan. This application was initially approved on the 25th March 2003. The initial approval was reversed at review, with the review refusal decision notice issued on the 23rd May 2003. At
appeal the Minister subsequently accepted the recommendation of the appointed Planning Inspector and approved the application on the 2nd September 2003.
Planning application 04/02587/B sought approval for part demolition and then reconstruction and extension of existing outbuilding to initially form temporary living accommodation and then conversion to office, workshop and store, Ballairgey, Abbeylands, Onchan. This application was initially refused on the 22nd March 2005. The initial refusal was confirmed at review, with the review refusal decision notice issued on the 12th May 2005.
Planning application 05/01511/B sought approval for the renovation and conversion of a barn and the reconstruction of the original farmhouse and outbuildings to form a single private residence with ancillary buildings, Ballairgey Farm, Abbeylands, Onchan. Following discussion with the applicant this application was withdrawn prior to any decision being made.
Planning application 05/92398/B sought approval for the renovation of the original farmhouse and the conversion of a barn and outbuildings to form a single private residence with ancillary buildings (re-submission to PA 05/01511/B), Ballairgey Farm, Abbeylands, Onchan. This previous planning application was approved on the 6th April 2006.
Onchan District Commissioners recommend that the planning application be approved. The Department of Transport Highways Division do not oppose the planning application.
The application site is within the area covered by the Onchan Local Plan. Under the document the application site is designated as an area of open space comprised of woodland. There are no policies within the Onchan Local Plan that I consider to be specifically relevant to the assessment of this current planning application.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application:
Housing Policy 4 states: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:
Housing Policy 13 states: "In the case of those rural dwellings which have lost their former residential use by abandonment, consideration will be given in the following circumstances to the formation of a dwelling by use of the remaining fabric and the addition of new fabric to replace that which has been lost. Where:
The planning application seeks approval for the renovation of the original farmhouse and conversion of barn and outbuildings, including extensions to form single dwelling with ancillary buildings. The proposal has been the subject of pre-application discussion with the applicant and their agent.
As can be seen the application site has quite an involved planning history. The last planning application (05/92398/B) granted approval for the renovation and extension of the buildings to form a dwelling. This accorded with the principle of renovation set out by the appeal decision for previous planning application 02/02135/A. Planning policy contained within the Isle of Man Strategic Plan 2007 subsequently provides further support for the renovation of the buildings. In this respect of this it is material to have regard to Housing Policy 4 and Housing Policy 13. The practicalities of the renovation of the existing building have been subject of significant discussion and investigation as part of this current and previous planning applications. The current applicants are fully aware of the implications of these and that, if approved, planning approval is for renovation and extension not demolition and rebuild. As per previous planning approval it is considered appropriate to attach an informative note to the planning approval setting out the implications of the planning approval so that what is being approved is clear.
In simple terms, Housing Policy 4 establishes that the principle of renovation of the building back into a dwelling is acceptable and Housing Policy 13 sets out the provisions for doing this. Having previously visited the site and examined the issues in detail it is considered that the proposal satisfies the three criteria set out within Housing Policy 13. Furthermore, the proposed extensions to the buildings equate to an approximate 30% increase in floorspace and therefore accords with the specific provisions of policy. Services and drainage can all be suitably provided to the service the proposal.
Visually, the application site is well screened by a combination of existing mature trees around the boundary and the topography of the area. Public views of the proposed development are accordingly limited and it is considered reasonable to conclude that the application site represents a good opportunity to provide a sizable property within the countryside that accords with relevant planning policy and has suitably limited impact. Material finishes are detailed on the submitted drawings.
In respect of the impact of the development on highway safety the application site is served by an existing vehicular access that is considered to be appropriate. The proposal and the application site contain more than adequate on-site car parking provision to meet any reasonable needs generated by the dwelling.
It is recommended that the planning application be approved.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
| Recommendation | |
|---|---|
| Recommended Decision: | Permitted |
| Date of Recommendation: | 16.06.2009 |
| Conditions and Notes for Approval / Reasons and Notes for Refusal | |
| C : Conditions for approval | |
| N : Notes attached to conditions | |
| R : Reasons for refusal | |
| O : Notes attached to refusals | |
| C 1. | |
| The development hereby permitted shall commence before the expiration of four years from the date of this notice. | |
| C 2. |
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