Officer Report 07/00606/B

Application No.: 07/00606/B Applicant: Mr & Mrs Prescott Proposal: Alteration and extension to existing redundant barn to create a dwelling Site Address: Ballig Barn, Tynwald Mills, St Johns, Isle Of Man, IM4 3AF ### Considerations Case Officer: Mrs F Mullen Expected Decision Level: Planning Committee ### Written Representations ### Consultations Consulttee: Highways Division Notes: Consulttee: German Parish Commissioners Notes: No objection Consulttee: S.P.M.C. & E. Notes: The Society reluctantly Objects. Consulttee: IOM Water Authority Notes: Note to be included Consulttee: Chief Fire Officer Notes: Note to be included Consulttee: Manx Electricity Authority Notes: Initial objections withdrawn by email 18/5/07 ## The Site The application site represents a disused stone barn located to the east of the Tynwald Craft Centre. Access to the site is gained via a road leading from the A3 to Tynwald Mill and the road also provides access to a number of residential properties and the St John Mills Conference Centre. The building the subject of this application is a former barn with attached stone workshop. The former barn does not benefit from a roof, and whilst no structural survey has been submitted with the application, the building appears to be sound, with plumb walls. The attached single storey workshop has a pitched roof and is in use as a workshop. ## Planning Status The site is located within an area Open Space for a Particular Purpose in the St Johns Local Plan 1999. This zoning also covers the existing residential properties adjacent to the application site and the conference centre. ## Planning History The following previous applications are considered to be relevant to the consideration of this application: PA 95/1434 – Renovation and conversion of existing barn into dwelling, part Field 2744, Ballig, St Johns. Refused at appeal 5th September 1996. PA 01/00395/B – Alterations and refurbishment of Barn to Rear of Minerva House, Tynwald Mills, St. Johns. Approved 17th August 2001. ## The Proposal The application seeks approval for alterations and extension to the existing redundant barn to create a dwelling at Ballig Barn. The works would involve the construction of a single storey extension to the North West elevation, which would be constructed in coursed stonework to match existing with slate roof. In addition, it is proposed to construct a mono-pitch extension to the rear which would incorporate a garden room and staircase to the upper level. The building would be re-roofed in dark natural slate, with conservation style roof lights. The residential curtilage is defined as the site boundary which, whilst extending further than adjacent curtilages, would not extend further than the grounds of the Tynwald Mill complex. ## Representations The Society for the Preservation of the Manx Countryside and Environment object to the proposal on the grounds that the scheme contains considerable extensions which they consider fails the test of Planning Circular 3/89. German Parish Commissioners advise that they have no objection to the application. The Occupiers of Mill House, Tynwald Mill, do not object to the application, but raise concerns regarding the structural condition of the building. The MEA advise they have no objection to the proposal. The Chief Fire Officer advises that the means of escape from the first floor is inherently unsafe in the event of fire. However, means of escape can be addressed at the Building Regulation stage. Dr Styles of the Environmental Protection Unit, DoLGE advises that a licence will be required to discharge treated effluent to any watercourse. ## Assessment In 1996, planning permission was refused on appeal for the conversion of the existing barn to a dwelling at Ballig, St Johns. The main crux of the appeal decision lay in the definition of the term "substantially" in that the Inspector concluded that the building was not substantially intact and therefore fail the test set in Planning Circular 3/89. In addition, in the conclusion to that appeal, the Inspector stated "...the proposal if carried to fruition would undoubtedly look like an intrusive new dwelling in the rural landscape, at best an intrusive extension of the Tynwald Mills complex." Furthermore, the Inspector stated "It is not likely that traffic going to and from this house would have much effect on the road leading to it especially as it also has much great function of serving the Tynwald Mills complex." Since that time, the area within the immediate vicinity has developed and matured and the building is no longer, it is considered, as prominent within the landscape as was the case in 1996. In addition, as stated in the letter accompanying the application, the building is the last substantial structure within the Tynwald Mills area that has not been redeveloped. The buildings condition has obviously not improved since that time however, neither is it considered to have deteriorated; however, given the nature of the area today, it is considered that the re-use and conversion of the building to a residential use in principle is considered to be acceptable. Housing Policy 11 of The Isle of Man Strategic Plan identifies 6 criteria in relation to the conversion of rural buildings to dwellings. In addition to the criteria in relation to redundancy, structural stability and architectural, historic and social interest, the policy further states that the building must be large enough to form a satisfactory dwelling with only modest or subordinate extension. Furthermore, the residential use must be compatible with adjoining established uses and the building must be capable of being provided with satisfactory services. The building is redundant and not currently used given the fact that it does not have a roof; however, it appears to be structurally stable. In this application, the extensions proposed would accommodate an entrance porch and utility to the side and "garden room" and staircase to the rear. Whilst not essential to the conversion of the building to a dwelling, the staircase and entrance could be accommodated within the building albeit resulting in a very small property; the extensions proposed are relatively modest and would not detract from the overall character and appearance of the building. In addition, it is considered that the use would be compatible with surrounding uses and would not detract from the residential amenity currently enjoyed by occupiers of adjacent property. On balance, it is considered that the proposed conversion, whilst not complying with all of the criteria in Housing Policy 11 of the Strategic Plan, is considered to be acceptable. ### Recommendation It is recommended that the application be approved. ### Party Status It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status: - German Parish Commissioners - Mr & Mrs Sloper, Mill House, Tynwald Mill, St Johns Accordingly, the following parties are not afforded Interested Party Status: - MEA - Chief Fire Officer ### Recommended Decision: Permitted

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions

R : Reasons for refusal

• : 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 plans and information submitted as part of this application and date stamped 28th March 2007.

C 3. The external finishes of the extension must match those of the existing building in all respects.

C 4. All plumbing stacks must be constructed internally.

C 5. The roof(s) must be finished in dark natural slate.

C 6. No approval is hereby granted or implied to the rebuilding of any part of the structure if it is subsequently found to be unstable.

N 1. The applicant is advised that if a discharge of treated effluent to any watercourse is proposed, a licence to discharge under the Water Pollution Act (1993) will be required. The applicant is advised to contact the Environmental Protection Officer (Water) of the Department of Local Government and the Environment.

N 2. PRIOR to the commencement of any works, the developer must consult with the Fire Prevention Officer with regard to the provision of fire hydrants, and, prior to the occupation of any dwellings, must implement the recommendations arising from this consultation.

N 3. For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949.

Decision Made : ... Committee Meeting Date : ...