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The application site is Ballacunner Farm which is situated to the west of the Smeale Road (B8), Andreas. The application site is located within an area not zoned for development. The site currently comprises of a farmhouse and a number of outbuildings.
The application seek to demolish a two and half storey traditional farm house, with a one and half storey 'outshot' at the rear and erect a new farmhouse.
In considering this application, Circular 1/88 – Houses in the Countryside is the appropriate policy document to assess the application against.
The property has in recent years been in residential occupation. I consider the residential use of the property has not been abandoned.
Paragraph 9 of Circular 1/88 states:
"the redevelopment of dwelling will generally be accepted as the gradual decay and dilapidation of such buildings would clearly be detrimental to the rural amenities. The Planning Committee will examine with particular car an proposal involving a significant increase in size and applications which create a detrimental visual impact, or which would lead to a loss of traditional character will be discouraged".
The applicant has submitted a structural report which suggests the building is beyond reasonable and economic repair with failures in all major above ground building elements but also within the foundations themselves.
However, advice from the Conservation Officer states:
"The basis for the demolition is a report appended to the application which indicates a series of problems with the building. The problems highlighted do not in my opinion; give too much cause for concern. Certainly the difficulties with the Eastern gable end wall appear to be related to fractured drains which are causing the 'fines' in the earth to be washed away. Couple this with a shallow or non existent foundation to the gable wall and movement will of course take place. Essentially, the drains should be fixed, wall underpinned if necessary and the cracks stitched.
We are losing too much of our vernacular heritage on the Island. This is a case where, with a little work, one could be saved as demolition in my opinion, is unwarranted."
In light of this advice I consider the proposal would be contrary to Planning Circular 1/88. This assessment is further supported by Housing Policy 12 of the draft strategic plan which states: "The replacement of an existing dwelling in the countryside will be permitted provided that
Since the opinion of the Conservation Officer is that the property can be renovated, I consider the proposed demolition and erection of a new dwelling is not necessary and would be contrary to the Housing Policy 12 of the draft Strategic Plan. I therefore recommend that approval in principle be refused.
Recommended Decision: Refused
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1.
The proposed demolition of a dwellinghouse would be contrary to Planning Circular 1/88 and Housing Policy 12 of the emerging Isle of Man Strategic Plan in that:
i) the proposal will result in the loss of a traditional farmhouse from the countryside; and ii) the Planning Committee considers that the dwelling can be renovated and that demolition of the existing building is unnecessary and unwarranted.
Decision Made : ... Committee Meeting Date : ...
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