22 February 2007 · Committee
Knockaloe Beg Farmhouse, Knockaloe Beg Lane, Raggatt, Peel, Isle Of Man, IM5 3aq
The application proposed amendments to an approved scheme for the conversion of outbuildings to tourist accommodation and the rebuilding of a farmhouse at Knockaloe Beg Farm, a rural complex some 650 metres from the A27 at Raggatt, Peel. The site, which includes a derelict farmhouse, three stone barns, a brick shed, modern steel farm buildings, and cottages, lies within an area designated as High Landscape Value and Scenic Significance under the 1982 Development Plan. The key amendment was a realignment of internal floors to achieve level access throughout, which required raising the lower two-storey section of the farmhouse by 300mm. Officers assessed the amendments as relatively minor and concluded they would not harm the overall appearance of the farm complex. Approval was granted subject to eight conditions, including an agricultural occupancy restriction on the new farmhouse and a requirement for timber-framed sliding sash windows on the front and side elevations.
The amendments, including the modest 300mm height increase to allow level internal access, were judged minor and unlikely to affect the appearance of the complex. The Planning Committee approved the application in line with the officer recommendation, subject to conditions carried over from the earlier permission.
High Landscape Value and Scenic Significance
The application site is located in an area zoned as High Landscape Value and Scenic Significance
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This approval relates to Drawing Numbers 01, 05 Rev C, 06 Rev B, 08 Rev B, 12 Rev A submitted as part of this application and date stamped 22nd December 2006.
Condition 3
The new farmhouse may be occupied only by persons whose employment or latest employment is or was in agriculture in the Island and including also the dependants of such persons as aforesaid.
Condition 4
All windows in the ground and first floor of the front and sides of the farmhouse (excepting the porches) must be timber framed sliding sashes as shown in the approved plans and retained as such unless otherwise approved in writing by the Planning Authority. The remainder of the windows must be framed in timber and of the appearance shown in the approved plans and retained as such unless otherwise approved in writing by the Planning Authority.
Condition 5
The roof(s) must be finished in dark natural slate.
Condition 6
Prior to the commencement of any works of demolition or of any building operations, the applicant / developer must arrange for the preparation of a photographic survey of the built group to record all features of architectural or historic interest; this survey should be prepared in consultation with the Department’s Conservation Officer, and a copy thereof must be supplied to the Department; during the demolition of the farmhouse, the Conservation Officer and Manx National Heritage should be afforded the opportunity, if requested by them, to inspect and record the structure and construction of the building.
Condition 7
Prior to the commencement of any works of demolition or of any building operations, there must be submitted to and approved by the Department a scheme to provide: a) localised widening of the access lane for a distance of 30m from the main road (the A27); b) passing places along the access lane between the main road and the site; and c) a turning head; the approved scheme must be carried out prior to any other works; the Department of Transport (Highways) should be consulted in the preparation of the scheme.
Condition 8
The existing building marked "stone shed (derelict)" on Plan 1324/05/12 Rev A adjacent to the brick shed at the northern end of the site shall be demolished prior to the occupation of the proposed tourist accommodation. Any usable stone from the shed should be retained on site to be used in the repair of other buildings and walls.
