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The site represents a parcel of land which lies to the north west of the Howe Road (A31). The site is accessed via a short lane to the south east of the site onto Howe Road and there is also a farm
access track to the north of the site also leading to Howe Road. This is a public right of way. Within the site there is a stone barn which is just over 13m by 6m and with a stone ramp on one side and a water tank on the other. Immediately alongside the barn is a farmhouse which is not included within the defined site.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as of an Area of High Landscape or Coastal Value and Scenic Significance and just within an area of ecological interest.
Planning permission was sought and refused for the conversion of the barn to a dwelling under PA 01/1491. The reason for refusal was that "The proposal is considered to be contrary to the provisions of Planning Circular 3/89 in that:
a) the conversion/extension would not re-establish the original appearance of the building; b) the proposal would not use the same materials as those of the existing building, and, c) the extension/alterations proposed are not of a modest and appropriate scale nor of a design and materials to match the existing building.
This decision is without prejudice to the submission of a further application which proposes renovation of the building using appropriate materials, retaining the exterior stonework, limiting the number of new openings and any proposed extension being of a modest and appropriate nature in accordance with the provisions of the circular.
Any further application must include a block plan to an appropriate scale to indicate the proposed domestic curtilage of the property."
Planning permission was then granted for the conversion of the barn to a dwelling including an extension under PA 02/0456. Permission was refused for a porch which was refused.
Proposed now is the conversion of the barn to living accommodation. The proposal differs from that which already has approval under the 2002 permission in the following ways:
a) three rooflights are proposed instead of two on the front elevation b) the pitched roofed porch is to be omitted and replaced more centrally on the frontage by a flat roofed timber-clad open porch c) a handrail and door are to be fitted in the first floor large aperture rather than a window d) an additional rooflight is proposed on the rear pitch e) an additional first floor window is to be added on the left hand side of the rear elevation f) the side annex is to be omitted but added to the other side of the building g) a rear mono-pitched annex is to be added, adding a large kitchen/dining room 4.7m by 7.5m of floor area over and above that permitted under the 2002 permission and h) retention of the existing stone ramp
Also shown are the full extent of excavation of the land around and the paths and parking area. Access to this will be from the north.
Department of Transport Highways and Traffic Division raise no objection subject to the provision of visibility splays of 2m by 12m from the site onto the farm lane - they do not indicate if this can be provided.
Isle of Man Water Authority indicate that the applicant should consult them on the provision of water supplies
The owner of Fieldsway, to the south of the site indicates that the lane to the south of the site is private and may not be used either by occupants of the proposed property or contractors working on the development.
The Society for the Preservation of the Manx Countryside and Environment consider the extension to be too large and thus not comply with Department policy
Fire Prevention Officer recommend the installation of smoke detection
The applicant suggests that the rear extension allows for a more practicable internal layout and cannot be seen from the main road. He also suggests that the porch is a timber and modern representation of the typical slate slab porch which can be found on older buildings and is referred to in Planning Circular 3/89.
The policy advice relevant to this proposal is found at:
General Policy 3b - where development may be permitted outside designated areas and which includes "conversion of redundant rural buildings which are of architectural, historic or social value and interest (Housing Policy 11)".
Housing Policy 11 states: "Conversion of existing rural buildings into dwellings may be permitted but only where,
a) redundancy for the original use can be established; b) the building is substantially intact and structurally capable of renovation; c) the building is of architectural, historic or social interest; d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character of interest of the building; e) residential use would not be incompatible with adjoining established uses or, where appropriate land use zonings on the area plans; and f) the building is or can be provided with satisfactory services without unreasonable public expenditure.
Such conversion must:
a) where practicable and desirable, re-establish the original appearance of the building; and b) use the same materials as those in the existing building.
Permission will not be given for the rebuilding of ruins or the erection of replacement building of similar, or even identical form.
Further extension of converted buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character."
In this case, the building has already had permission for conversion so points a, b, c, e and f have already been addressed and accepted through the previous approval. What remains an issue is the detail of the scheme and in particular the porch and the proposed extension.
The building could clearly be converted without the rear extension as was demonstrated by the previous scheme which was approved. However, the policy states that the building must be "large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character of interest of the building". Whilst not essential (and the policy does not say that the modest subordinate extension needs to be essential) the extension is clearly subordinate to the existing building in terms of its height, depth and width. As it will sit at the rear where there is presently earth up to first floor level and on the side away from the footpath, it cannot be said that the extension will adversely affect the character of the building.
The design approach to this scheme is one of subtlety and consideration for the existing building. I am encouraged that the architect has taken this approach. Details such as the aluminium flue which is necessary; do not in my opinion detract from the character of the existing building. The addition of a stone chimney stack would have added too much of a domestic element to what is a farm building.
The architect has maintained the existing window pattern on the Front Elevation and Side Elevations adding very simply glazed windows. The rendered banding around the windows is a modern means of detailing out the weather from around the window frames and in many cases, is becoming part of the modern vernacular of the Island. In addition, the new front porch is a contemporary 'take' on the traditional Manx slate, slabbed porch. This adds a domestic element to the scheme, but given its very simple form, I consider that it is acceptable. I would prefer a few less roof lights to both the main building and the extension, but I consider this a relatively minor point in what is essentially a good scheme.
In my opinion, the rear extension is the least successful addition to the scheme as I consider that it is possibly too large in terms of its projection from the main building. This is evident in the side elevations, but not really from the rear. In its favour is that essentially the roof appears as a 'Cat-Slide' which is a traditional method of a roofing a rear extension whether domestic or farming based building. The rear elevation may have benefited from continuing the main roof over the proposed extension, but this is a minor point. The material usage in the proposed extension is also fairly traditional in its use of a stone base, but the render allows the extension to be read as a new addition to the building, something I support as an approach.
Having considered the above, I recommend approval of this application.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The points raised by the Fire Prevention Officer are the responsibility of the Building Regulations and as such should be addressed by way of a note. The Fire Prevention Officer should not as such be afforded party status in this instance.
The Isle of Man Water Authority raise issues associated with the provision of a water supply, which are not material planning considerations and as such the Water Authority should not be afforded party status in this instance.
The Society for the Preservation of the Manx Countryside and Environment are not directly affected by this development and as such should not be afforded party status in this instance.
The owner of Fieldsway is close to the site and should be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 06.08.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the conversion of the barn to living accommodation as shown in drawings 0621/01, -02 and -03 all received on 25th June, 2007.
C 3. Prior to the commencement of works on the conversion of the building, sight lines of 2m by 12m must be available to those in vehicles emerging from the site onto the farm lane/public right of way.
N 1. 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.
N 2. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
Decision Made : ... Committee Meeting Date : ...
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