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Application No.: 19/01049/B Applicant: Brandywine Limited Proposal: Erection of porch extension, detached stables, and alterations to access lane Site Address: 5 Balnahow Farm Cottages Balnahow Farm Balnahowe Santon Isle Of Man IM4 1HN Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 28.10.2019 _________________________________________________________________
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.
Plans/Drawings/Information; This decision relates to drawings 10, 11, 12, 13 and 14 all received on 18th September, 2019. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.1 The site is Balnahow Farm - a complex of a dwelling and agricultural outbuildings which were up until relatively recently, a working farm. The farm has been sold and the land around it sold separately and is now being farmed in association with Southampton Farm whose farm buildings are based in Port Soderick. Planning approval has recently been granted for a series of alterations and extensions to the main farmhouse which sits outside of this application site but is understood to be owned by the applicant. - 1.2 The site sits on both sides of a private road which joins the public road some way to the west. This public road provides access to the Meary Veg sewage treatment plant, as well as a number of dwellings. The houses are a combination of traditional (Ballacregga and Balnahow Farmhouse) with the majority being modern properties of one and two storeys. - 1.3 One group of the farm buildings are arranged in an L shape with additions to the east. The building to the south is linear with no projections front or rear. - 1.4 The application concerns unit 5 although the defined site includes all of the units and their associated curtilages. Unit 5 is the largest of the converted units with a large curtilage in which is an approved garage and with a paddock to the north east. The building is detached from the other former barns. THE PROPOSAL
2.1 The group has planning approval for the conversion of the outbuildings from agricultural to residential. Proposed are alterations to unit 5 in the form of the addition of a porch which is stone clad to match the building to which it would be attached and with a pitched roof. The dimensions of the porch are 2.6m by 3m. - 2.2 Also proposed is the erection of a stable building in the paddock. This will be timber in a simple rectangular form with two stables and a tack room. - 2.3 Finally, alterations are proposed to the access within the site, creating a crossroads with the main through route and the accesses on each side, moving the stone wall boundary further into the lane area and slightly increasing the gardens between the road and units 4 and 5. The gated access into plot 5 will be widened and a new access within the plot introduced to the paddock. The boundary with the paddock will be relocated further towards the house, reducing the area of residential curtilage from what was originally approved.
3.1 The site lies within an area designated as not for a particular purpose and of High Landscape Value and Scenic Significance on The Isle of Man Planning Scheme (Development Plan) Order 1982. On the draft Landscape Character Assessment, the area is recognised as Incised Slopes - the most common of the land use character types. The accompanying text talks about the rural character of the area with open fields and wooded areas and the need to approach development sensitively, recognising traditional materials, densities and styles.
3.2 As the area is not designated for development, there is a presumption against new works as set out in General Policy 3 and Environment Policies 1 and 2 particularly where it would adversely affect the character and appearance of the countryside which is protected for its own sake. - 3.3 Provision is made for the erection of equestrian-related development under Environment Policies 19, 20 and 21 which seek to ensure that such buildings are appropriate for purpose in construction and appearance and not located so that the character or quality of the countryside is compromised.
3.4 Alterations to rural buildings are guided by Housing Policy 11 which presumes conversions will not result in any significant change to the building and that once converted, subsequent additions will not be added and Housing Policy 15 which suggest that existing rural dwellings should not be extended by more than 50% and should be in a form sympathetic to the existing building, where practicable and desirable, the conversion works should re-establish the original appearance of the building and use the same materials as those in the existing building.
4.1 Planning permission was granted for the conversion of the buildings to residential along with other alterations and amendments to create a residential complex - 17/00563/B, 16/01408/B, 16/01190/B, 19/00682/B and 19/00890/B. REPRESENTATIONS - 5.1 Highway Services comment that they have no objection (09.10.19). ASSESSMENT - 6.1 The issue in this case is whether the development would have any adverse environmental impact on the area of High Landscape Value and Scenic Significance, given that the planning policies here protect the countryside for its own sake and that protection of the landscape is a primary consideration.
6.2 The stable block complies with EPs 19, 20 and 21 and would have no adverse impact on the character or appearance of the countryside. - 6.3 Whilst the porch would be an addition to an approved conversion, it is of an appropriate form - solid walled and not glazed or rendered which would give the building an unfortunate domestic appearance - and modest and would not be publicly visible. The dwelling is not yet complete. - 6.4 The proposed re-modelling of the approved boundary walling will not have any significant or adverse impact on the appearance or character of the group. - 6.5 It is appropriate to add a condition which restricts the use of the paddock to agricultural/equestrian use such that it is not part of the residential curtilage of any of the adjacent properties, to clarify the application.
7.1 The proposal is considered to accord with all of the relevant policies and is supported. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 06.11.2019 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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