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The site represents the holding of agricultural land associated with Knockaloe Beg situated to the west of The Raggatt alongside a public highway which leads from the A27 to the Bayr ny Skeddan long distance footpath. Specifically this application relates to two existing parallel stone barns.
The application site is located in an area zoned as High Landscape Value and Scenic Significance in the 1982 Development Order.
The following application is considered to be relevant in the consideration of this application:
PA 05/92183 – Alterations to existing barns and outbuildings to form 2 tourist accommodation units and demolition and rebuild of existing farmhouse, Knockaloe Beg Farm, Knockaloe Beg Lane, Raggatt, Peel. This was approved at appeal 10th October 2006.
The Department of Transport Highways Division does not oppose this application. Patrick Parish Commissioners have made no comment on this application.
We have received no privately written representations in relation to this application.
The proposal seeks permission to re-roof and install roof lights and solar panels to the two parallel barns located to the rear of the main farm house. The barns would be re-roofed in slate with a total of 13 roof lights installed all indicated as being 'Conservation type'. To the southern elevation it is proposed to install 2 No. solar panels each measuring 2m by 3m. The re-roofing would consist of the south barn being re-slated as necessary with some of the existing slates being retained where possible. The roof of the north barn is in a more degraded state and would require complete re-slating.
In order to ascertain the condition of the existing barns a site visit was carried out from which it was apparent that the north barn roof is indeed in a poor state with the southern barn in better condition but requiring some re-slating. The applicant described how the barns are used stating that sheep are kept in them and that it is intended that this will continue as the proposed development will make the barn more suitable. The inside of the barn is very dark and reliant upon artificial light, which in its present form is inadequate. It is considered that it is not unreasonable to want natural light to enter the barns as this will improve working conditions whilst incorporating a measure of sustainability to the barns. In a similar vein the proposed solar panels can be a desirable addition to a building in terms of sustainability and environmental preservation.
It is however important to seek a balance between responding to environmental issues and treating vernacular buildings with care in order to conserve them and their surrounding landscape setting. The barns undoubtedly make a positive contribution to the existing landscape character, even in their current somewhat dilapidated state. I liaised with the Conservation Officer who commented that the proposed development would be considered to be excessive as additions to what are vernacular stone barns. It was concluded that either the solar panel aspect or the roof-light aspect of the development would be acceptable separately however in combination the development would be over-intensive and therefore detrimental to the character of the barns.
It is considered that in its entirety this development would be unacceptably intensive in terms of changes to the existing building fabric. Whilst close up views of the proposed alterations and additions would be difficult, views from distant footpaths may be possible. Regardless of this the countryside is to be protected for its own sake and it is considered that the barns are an integral part of this rural setting. It is considered that it may be more appropriate for the two aspects of the development proposed, the solar panels and roof lights, to be separated with one being the subject of any subsequent planning application.
It is recommended that this application be refused.
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:
The Department of Transport Highways Division Patrick Parish Commissioners
Recommended Decision: Refused
Date of Recommendation: 09.10.2007
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
R 1. The proposed development would represent an over-intensive set of additions to what are a pair of well preserved vernacular barns which make a valuable contribution to the surrounding area and overall landscape setting.
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: Refused Date: ...
Signed: ... M. I. McCauley Director of Planning and Building Control
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