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Application No.: 17/00703/B Applicant: Mr Peter & Mrs Linda Bond Proposal: Conversion of existing barn to provide ancillary living accommodation Site Address: Cronkould House Main Road Ballaugh Isle of Man IM7 5ED Case Officer : Mr Jason Singleton Site Visit: 08.08.2017 Expected Decision Level: Officer Delegation
Officer’s Report THE APPLICATION SITE
1.1 The application site is the curtilage of a large detached two storey dwelling with land adjoining making up the equestrian facilities to the north of the dwelling as viewed from the main road. The nearest neighbouring property to the west is approx. 180m away and to the east approx. 90m. - 1.2 The property is set back from the main road and sits just outside Ballaugh Village. The property has been extended backwards from its rear elevation on more than one occasion which has produced a disjointed two storey dwelling, which also includes a converted barn which resembles a small cottage that adjoins the extension to the east of the site. - 1.3 The application building sits to the west of the main dwellinghouse and is accessed through an internal door from the main house. The property has the appearance of a traditional two story cottage constructed from stone walls and slate tiled roof. The reveals on the west elevation would give the appearance of two stables with corresponding doorways and two windows on the ground floor and two windows on the first floor. - 1.4 To the north of the building is an attached horse stable, again accessed internally from the house and to the south is the main dwellinghouse. It would appear over the years the built form has encompassed the application building on three sides and only the west elevation, part of the south elevation and roof scape being visible when walking around the building. The building is intact and watertight with a metal staircase giving access to the first floor. The building is used as part of the dwellinghouse on a daily basis as it houses the domestic pets of the owners, who have a number of cats and dogs. PROPOSAL
2.1 Proposed is the conversion of the attached barn/cottage at the rear of the dwellinghouse to ancillary accommodation for an elderly relative. This will include the installation of three roof lights and replacement of the windows and doors. There are no external alterations or extensions being proposed to the facades or changes to existing window and door reveals. - 2.2 The barn can be accessed either through the inside of the dwellinghouse or from an external access door on the west elevation. The layout would incorporate a lounge and kitchenette on the ground floor, with a 'Stannah stair lift' up to the first floor which would see the addition of a bedroom and ensuite bathroom.
3.1 The application site has been the subject of three previous planning applications that are considered specifically material to the assessment of this current planning application. - 3.2 12/00576/B - Infill extension to courtyard to create garden room. Approved. - 3.3 07/01590/B - Relocate W.C from approved utility (06/01530/B), replace existing door to west elevation with a double door and erection of a double garage. Approved. - 3.4 06/01530/B - Alterations and erection of a two storey extension to provide additional living accommodation. Approved. PLANNING STATUS
4.1 In terms of local plan policy, the application site is within an area zoned as of 'white land' not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; but is within an area zoned as High Landscape or Coastal Value and Scenic Significance. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 4.3 As the land is not zoned for development General Policy 3 would be applicable, but as this application is for conversion of an existing building, the principles of the following policies are considered applicable; - 4.4 Housing Policy 11 states: Conversion of existing rural buildings into dwellings may be permitted, but only where:
Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical, form.
Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character.
4.5 Environment Policy 2 states: ''The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
REPRESENTATIONS
5.1 Ballaugh Parish Commissioners have no objection (10.08.17). - 5.2 Highways Services have commented and confirm there is no Highways Involvement in the proposal (28/07/17). - 5.3 The Senior Biodiversity Officer of DEFA has requested a survey to identify whether there are any bat roosts within the building. (02/07/17). ASSESSMENT
6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the principle of development; (ii) the visual impact on the character and quality of the landscape of the designated AHLV.
6.2 In considering this application, it is noted the area is not zoned for development and there is a presumption against development other than set out in General Policy 3. Although, the proposal does not fit specifically into any of the criteria for acceptable development, regard must be given to the reasonableness of the scale and siting of the proposed developments in view of their subsequent impacts, if any, on the countryside. As there is an existing dwellinghouse on site and the proposal is to convert the attached barn to ancillary accommodation, it is relevant to give greater weight to Housing Policy 11. The impact of development on the character and appearance of areas of High Landscape Value and Scenic Significance are identified in Environment Policy 2. - 6.3 The conversion of the property to ancillary accommodation would be self-contained with its own kitchenette, and access would be from the shared driveway and through the main dwellinghouse. The two units would share the amenity space and there would be no satisfactory way in which this could be subdivided for the mutual enjoyment of both given the attached physical relationship between the two. As such, it is considered that the principle of the proposal is acceptable but any approval would require a condition restricting the building use to be 'ancillary' to the main dwelling and not a separate planning unit.
6.4 The scope of works are not judged to cause harm to the appearance of the main building or considered to harm the character and quality of the landscape and wider surrounding area. The attached building is not readily visible from the main road to the south and the additions of the skylights are relative to the scale and character of the existing roof lights on the building. These would be appropriate when read within the context of the built form of the surrounding properties on the site. - 6.5 Taking into consideration the above, the level and scale of development proposed within this planning application are considered to be relatively minor, mainly consisting of minimal intervention in the fabric of the building with only internal alterations to form ancillary accommodation for an elderly relative. The proposal is not judged to cause any material harm to the enjoyment of the landscape or considered to harm the character and quality of the countryside. RECOMMENDATION
7.1 For the above reasons, it is concluded that the planning application would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. INTERESTED PERSON STATUS
8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:
Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation Recommended Decision: Permitted Date of Recommendation: 14.08.2017 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.
This approval relates to drawings referenced 01, 02, 03, 04, 05, 06, 07, 08, 09, 10 and 11, date stamped 27th June 2017.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 14.08.2017 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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