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Application No.: 15/00846/B Applicant: Wheatfield Investments Ltd Proposal: Conversion of existing barn into a dwelling with porch extension and extension to curtilage Site Address: Kiondroghad Barn Orrisdale Kirk Michael Isle Of Man Case Officer : Miss Melissa McKnight Photo Taken: 13.08.2015 Site Visit: 13.08.2015 Expected Decision Level: Officer Delegation
1.0 INTRODUCTION - 1.1 Planning permission was granted in 2010 under PA 10/01089/B for the conversion of an existing barn to provide living accommodation and extension to the existing curtilage. This approval has now expired and subsequently a new planning application has been submitted. There are no changes between the current planning application and the scheme granted approval under PA 10/01089/B.
2.0 THE APPLICATION SITE - 2.1 The application site is Kiondroghad Barn which is located on the western side of the highway in Orrisdale, Kirk Michael. There is an existing two storey barn which was built more than 100 years ago, it was used for agricultural purposes such as to store animal feed and to house animals, but has since been used as a store for general items. The site gently slopes and rises upwards by about a metre towards the west. To the rear of the building is an existing track which provides access to the adjacent field. - 2.2 To the other side of the existing track is a two storey cottage which has been extended in the past. There are a number of mature trees within the curtilage of the site.
3.0 THE PROPOSAL - 3.1 The current planning application seeks approval for the conversion of the barn to provide living accommodation. It is also proposed to erect a pitched porch extension on the southern elevation of the barn - 3.2 The porch would extend 2.1 metres from the southern elevation, have a width of 3 metres and ridge height of 3 metres. The porch would be finished in stone. - 3.3 The existing stonework would be re-pointed and the existing openings would be sealed up with Manx stonework.
3.4 New windows would be installed on the northern elevation and southern elevation. The existing apertures and the side elevation would be retained with new windows installed within. There would be three conservation roof lights on the northern roof slope and five on the southern roof slope. There would also be two solar panels on the southern roof slope. - 3.5 It is also proposed to extend the existing residential curtilage which would project 3.5m to the south of the barn which forms part of an agricultural field and erect a new timber fence.
4.0 PLANNING HISTORY - 4.1 As already mentioned, planning approval was granted approval in 2010 under PA 10/01089/B for the conversion of the barn to provide living accommodation and to extend the existing curtilage.
5.0 PLANNING POLICY - 5.1 The application site is within an area zoned as "High Landscape Value or Coastal Value and Scenic Significance" it is also on the outskirts of areas which are recognised as "Ancient Monuments and Sites of Archaeological Interest" identified on the 1982 Development Plan. - 5.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains five policies that are considered materially relevant to the assessment of this current planning application:
General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
Housing Policy 11 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 building of similar, or even identical form.
Further extension of converted buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character."
Energy Policy 4 states:
"Development involving alternative sources of energy supply, including wind, water and tide power, and the use of solar panels, will be judged against the environmental objectives and policies set out in this Plan. Installations involving wind, water and tide power will require the submissions of an Environmental Impact Assessment."
6.0 REPRESENTATIONS - 6.1 Michael Commissioners have no objection to the current planning application (13/08/2015). - 6.2 The Department of Infrastructure Highway Services do not oppose the current planning application (10/08/2015).
7.0 ASSESSMENT - 7.1 The fundamental issues to be considered in the assessment of this application are whether the proposed development would comply with Housing Policy 11 and whether the development of the site would be contrary to Environment Policy 2. - 7.2 On the first issue, the building is considered to be of sufficient interest to warrant its retention being of stone construction and having an attractive appearance and character. - 7.3 From a site visit it is clear that the original agricultural use of the building is now redundant and now lies empty. - 7.4 The application is supported by a Structural Inspection Report which concludes that the barn is in good structural order and appears to be suitable for the conversion proposed.
7.5 The proposed development is considered to be generally sympathetic to the existing character of the building, utilising existing apertures where possible and introducing limited new door and window openings. The porch extension would be constructed using materials to match the existing barn structure. It is considered that this would respect the existing building in terms of character and appearance. - 7.6 The existing barn is set back from the road by quite some distance and is not highly visible from the highway; there are a number of existing trees which are to be retained which would provide some screening. - 7.7 Also proposed is the installation of solar panels and roof lights on the southern and northern roof slopes. Again this would not highly visible from the highway, it is considered that the proposal would not result in adversely impacting the character and appearance of the building within the landscape. - 7.8 Also to be considered is the potential impact to the adjacent property Kionedroghad Cottage. The barn is approximately 12m from the front elevation of Kionedroghad Cottage and there would be windows at ground floor level. Under PA 10/01089/B a condition was attached to the approval ensuring that obscure glazing shall be installed in the rear elevation ground floor windows and shall be kept and maintained thereafter to protect the amenity of Kionedroghad Cottage. - 7.9 Under this scheme there were no details of the window finishes on the ground floor rear elevation windows. The applicant was approached to confirm if they would be content for the windows to be obscured which would be controlled by a condition. The applicant was happy to comply. - 7.10 There would be no windows at first floor level in this elevation, but there would be roof windows to provide light to the first floor. - 7.11 The proposed development would consist of modest alterations which would not adversely affect the character and appearance of the site or surrounding area. - 7.12 The existing curtilage of the site is proposed to be extended; the curtilage would be extended by approximately 3m into the existing field. The extension of the curtilage is proposed to provide space for the proposed porch, and to provide a garden area. If the front porch were erected on the elevation facing Kionedroghad Cottage it would result in the loss of privacy and would have more of an impact in terms of proximity. - 7.13 By extending the cutilage of the application site, it is considered that the proposed development would not have an adverse impact to the neighbouring property. Furthermore, the extension is modest in size and it is therefore considered that the encroachment into the adjacent field would not create significant adverse impacts enough to warrant a refusal on these grounds, particularly as it is required in order to have less impact to the neighbouring property. - 7.14 As previously mentioned, there are a number of trees to be retained; most notably two mature elm trees. The proposed gravel driveway would come between the existing trees and be within close proximity to the trees. It is therefore felt necessary to attach a condition to any approval ensuring that protective fencing is erected around the trees to be retained along with a further condition ensuring that any retained tree within five years of the approved development being occupied or completed (whichever is the later) dies, is removed or becomes seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department. This is to safeguard the retained trees and the appearance of the area.
7.15 With regards to the above, the matter of the driveway and existing trees and the imposition of the condition regarding protective fencing were discussed with the Department of Environment, Food & Agriculture: Forestry. In an email dated 30th September 2015, DEFA: Forestry would agree that a condition be included that ensures that the trees are fenced off during the course of development and that stems, branches and root systems are not damaged. DEFA further state that if damage to minor damage to roots is envisaged then any engineering works in the area of the crown spread of the trees should be done by hand and any exposed roots severed cleanly and protected with heavy gauge polythene against toxic materials such as wet cement/concrete. Furthermore, any pruning of branches necessary to obtain access for works should be done in consultation with DEFA and an experienced tree surgeon/arborist employed by the developer. In addition to this, DEFA have advised that any wood arising from tree pruning should be disposed of carefully in order to prevent the spread of Dutch elm disease. If in doubt the developer should contact DEFA's elm protection officer. Finally, DEFA advise that there should be no storage of materials or equipment under the crown of the trees.
8.0 RECOMMENDATION - 8.1 For the above reasons the application is considered to be acceptable and is recommended for approval. 9.0 PARTY STATUS
9.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation Recommended Decision: Permitted Date of Recommendation: 24.09.2015 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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.
Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.
This approval relates to DRAWING No 01 and 100 date stamped as received 27th July 2015 and 02 REV B and 50 REV A date stamped as received 8th September 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to a Senior Planning Officer. Decision Made : Permitted Date: 30.09.2015 Determining officer Signed :…………C BALMER……….. Chris Balmer Senior Planning Officer
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