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The site Ballagunnell Farm, Kiondroghad Road, Andreas is located on the southern side of the Kiondroghad Road (A19), and is northwest of Andreas Village.
The application site is within an area recognised as being an area of white land not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, or within an area zoned as high landscape value.
Planning Circular 3/89 – Renovation of buildings in the countryside Isle of Man Development Plan Order 1982
The Isle of Man Strategic Plan:- 6.3 Development outside of areas zoned for development; General Policy 3 8.10 Conversion of Rural Buildings to dwellings; Housing Policy 11.
The application proposes conversion of existing barn to a dwelling. The existing barn is currently redundant and is used for storage for the domestic dwelling. The barn is auxiliary to the main farm house and is within the farm curtilage.
The site has two existing accesses onto the Kiondroghad Road, and at either access there are a number of off-road parking provisions.
There are a number of alterations to the barn in the form of additional of windows, blocking up existing doors and alterations to existing openings, particularly along the south elevation. The submission proposes to install wood grain uPVC windows to all existing and new windows, and all new doors to be wood or wood grain uPVC.
Andreas Parish Commissioners:- No objection
The Department of Transport Highways Division:- No comments received
The Isle of Man Water Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
We have received comments from Mr Jessopp who as no objection to the principle of the application, and assume from the supporting information that either a farm works or ancillary to the main building would be acceptable to the application.
The owner and/or occupant Ballacamaish Farm, objects to the planning application. The grounds for their objection can be summarised as concern that the property would become a separate dwelling which could be sold on in a later date, there is no agricultural need and existing and future drainage problems.
Material Planning matters which need to be considered regarding this application include:-
Planning Circular 3/89 – Renovation of buildings in the countryside.
Paragraph 2 states; In general, it is considered that it would be not only appropriate but also beneficial to public amenity to renovate, and if necessary, find alternative use for, redundant buildings in the countryside which
Such buildings must be substantially intact, and structurally capable of renovation.
This is arguably a building which contributes to the character of the countryside in being an attractive building which would appear from its size and limited openings, be redundant for purposes of modern agriculture, and therefore has a current use as a store in connection which domestic use, as the applicant suggests. The proposal involves no extensions but some alterations to the existing/original appearance thus not conflicting with this advice.
The emerging Strategic Plan makes reference to the present policy of renovation of buildings in the countryside at Housing Policy 11 which refers to the conversion of rural buildings to dwellings and talks to building which are no longer suitable or needed for their originally intended use. The provisions for this are as set out in Planning Circular 3/89 which has been addressed above except that the advice does not include any requirement that the building contributes positively to the countryside as viewed from public perspectives. The introduction to this subject refers to "examples of buildings which are no longer suitable or needed for their originally intended use, but which are of sufficient quality of interest to warrant retention and re-use" (paragraph 8.10.1).
I consider the conversion of the proposed barn to comply with the above policies and therefore the principle of conversion is acceptable.
Whilst the application does not include a plan showing parking provisions, it is clear that the site would be able to accommodate an acceptable amount of off-road parking provisions.
The objections made by owners of Ballacamaish Farm regarding drainage issues, would be covered by any subsequent Building Regulations application. In response to their concerns that the property could become a separate dwelling to the main farm house, the application has requested that the converted barn be ancillary accommodation and therefore a condition will be added, that states, that the proposed barn conversion must remain ancillary to the main dwelling house.
For these reasons the proposal would seem appropriate in this location and therefore my recommendation is for an approval.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Department of Transport Highways Division Andreas Parish Commissioners Ballacamaish Farm, Andreas
I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
Recommended Decision: Permitted Date of Recommendation: 15.12.2006
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. This approval relates to the submitted documents and drawings 06/9412/1 and 06/9412/2 all received on 23rd October 2006.
C 3. The conversion of the barn is only in association with “Ballagunnell Farm” and for purposes ancillary to the use of “Ballagunnell Farm” as a single dwelling house.
N 1. For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made: Permitted Date: 18/12/2006
Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control
15 December 2006 06/01820/B Page 5 of 5
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