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RENOVATION AND EXTENSION of EXISTING DISUSED HOUSE AND BARN
The Driney, Laurel Bank, St Johns
The Driney is an area of mixed use, predominantly agricultural with areas of woodland and steeply sloping land. At its heart is a disused farmhouse with adjacent barn. The land has been in the ownership of the applicant's family since 1904.
Historically, access to the buildings has been via a steep unmade single track way leading from the A3 at Laurel Bank.
The land is currently farmed, primarily for the grazing of sheep.
The application site is designated as High Landscape or Coastal Value and Scenic Significance under the IOM Development Plan Order 1982. The site is not within a Conservation Area.
The following policies are taken from the IOM Strategic Plan 2016: 2.1 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: (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
Consideration - see 9.3 below. 2.2 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein.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: (a) the development would not harm the character and quality of the landscape;
Consideration - The proposal respects the context and nature of the existing buildings, retaining existing fenestration and features. The proposed linking structure has been set into the existing topography and designed to minimise intrusion into the setting, while providing
the necessary linkage between the two existing structures. The proposed store/workshop is located to the rear of the site within a treed area.
The proposed access road has been designed to minimise visual intrusion - grassed and planted berm to the side of a macadam and grass track. Rural, agricultural gates will characterise the entrance from the highway. 2.3 Housing Policy 11 states: "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 plan; (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.
Consideration - the existing barn is redundant, The existing structures are substantially intact and structurally capable of renovation (see Structural Engineer's report), The buildings are of historic and social significance, The buildings are of sufficient size, with a modest subservient extension, to form a satisfactory dwelling, There are other residential properties in the general area, Electricity is already provided and water will be sourced from a connection on Bayr Ny Staarvey, The existing buildings will be renovated using the same materials as originally used - slate roof and painted render external walls. 2.4 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: a) the building is substantially intact; this will involve there being at least three of the walls, standing up to eaves level and structurally capable of being retained; and b) there is an existing, usable track from the highway; and where c) a supply of fresh potable water and of electricity can be made available from existing services within the highway. This policy will not apply in National Heritage Areas (see Environment Policy 6). Permission will not be given for the use of buildings more ruinous than those in (a) above, or for the erection of replacement buildings. Extensions of dwellings formed in accordance with the above may be permitted if the extension is clearly subordinate to the original building (i.e. in
terms of floor space(3) measured externally, the extension measures less than 50% of that of the original)."
Consideration - the existing buildings have four external walls to eaves level and are roofed. The existing track from the A3 to the site is steep and narrow, and in recognition of the limitations this would place on the provision of appropriate levels of parking and turning, the proposal seeks to establish a new access providing a safer and more convenient linkage to the highway network. The new track would be in keeping with other similar access in rural areas. A connection to the existing water main in Bayr Ny Staarvey would be made, electricity is currently supplied to the site via overhead lines.
2.5 Transport Policy 4 states: "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan."
Consideration - discussions have been undertaken with the Highways Division into the provision of safe access to the adjacent highway and the provision of appropriate parking and vehicle turning provision adjacent to the dwelling.
An application for demolition of the existing structures and construction of a new 'eco' dwelling was lodged in August 2017 under reference number 17/00908/A.
This was refused permission in February 2018.
The land owner seeks to renovate and extend the buildings for the use of his son and family.
The proposal seeks to retain the two existing buildings but, as they are individually too small to form an appropriately sized family dwelling, and are too far apart to be amalgamated, the intention is to interject a third element linking the two existing structures.
In order to minimise any visual intrusion into the countryside, the linking structure would be built into the sloping topography which exists between the two structures. This new linking structure would open out onto a naturally formed south east facing courtyard and would not be visible from the Bayr Ny Staarvey, being the nearest publicly accessed area.
It is proposed that the existing buildings are repaired where necessary and renovated to form family accommodation. The floors, roofs, windows and doors will all be replaced - roofs with natural slate, appropriately specified windows and doors, with the exterior walls being rendered and painted. Chimney stacks will, although redundant, be retained.
The linking structure will be earth sheltered to the north and west with a fully glazed elevation to the south east.
In addition to the dwelling the proposal includes a store/workshop to the rear of the site, in a location which will not be visible from the highway.
Vehicular access to the buildings has been by way of the existing single track lane from the A3 at Laurel Bank.
This track is steep, unmade and provision for manoeuvring and parking at the head of the track is severely limited.
The proposal seeks to provide a new access from the Bayr Ny Staarvey which will facilitate the provision of appropriate parking and turning areas adjacent to the dwelling.
In order to minimise any visual intrusion into the landscape it is proposed that the new access road be bounded by a planted berm to the north and that the road be formed with a central grassed strip in order to reduce the extent of macadam. Gates and other features will be agricultural in nature.
Discussion have been undertaken with the Highways division in respect of sightlines and access geometry.
The topographical survey locates the trees on the site and drawing no P04 indicates those which are considered to be necessary to remove in order to implement the proposal. Drawing P04 also indicates measures to be taken to protect the remaining trees.
It is proposed that 30 native species trees be planted on the applicant's land to compensate for the loss of the existing trees.
A meeting was held on site with a representative from DEFA in respect of the proposals.
Spoil resulting from the excavation to facilitate construction of the link building will be retained on site, with the shale element being used for hardcore and the overlying soil being used for planting beds.
As there is no mains drainage in the area of the proposal, a domestic sewage treatment plant will be installed with the outflow being taken to a soakaway, as will the outfall from storm water collection systems. Details of proposed treatment plant are attached below.
Electricity – there is an electrical supply to the property. Water – the nearest water supply is in Bayr Ny Staarvey Telecom – as there is no accessible wired infrastructure, communication will be by the 4G network. Gas – no requirement.
The converted properties will be insulated in excess of the current requirements of the Building Regulations. An air source heat pump will be installed subject to the availability of appropriate supplies of electricity.
{{image:108584}} Incorporating the well proven aerobic biological process, the BioTec sewage treatment plant has a three-stage process. Coarse solids are filtered and retained for gradual breakdown. The resulting liquid is continuously distributed over a plastic suspended filter by an integral lift, powered by a remotely sited blower.
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