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Application No.: 18/01264/B Applicant: Mr Illiam Christian Proposal: Alterations to outbuilding to provide ancillary accommodation for the existing dwellings on site Site Address: Ballerghy Farm Lhergy Cripperty Union Mills Isle of Man IM4 2AH Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.01.2019 _________________________________________________________________
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.
Reason: the proposal is not to create a separate unit of accommodation, which would be subject to different policies of the Strategic Plan. Plans/Drawings/Information: This decision relates to drawings 1, 4, 5, 6, 7, and 8 all received on 30th November, 2018. _______________________________________________________________ Interested Person Status – Additional Persons none _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The site is a former farmyard situated to the west of Lhergy Cripperty, accessed by a long, single track farm lane which is not a public right of way. The buildings are largely screened from public view by existing trees and the natural topography of the area. - 1.2 The farm group includes a number of buildings - a main farmhouse with an outbuilding behind it: to the north of these two buildings is a cottage formed through the conversion of a former outbuilding and there are also smaller outbuildings, some of which have been converted or have permission for conversion to other uses incidental to the function of the main buildings (see Planning History). - 1.3 The outbuilding which is the subject of this application is L-shaped and two storey with two ridge levels, the northern part stepping down into the farmyard, mostly gable ended roofing but with hips where the two sections of the L-shape meet one another. The walls are stone, some having been lime washed. An external timber staircase leads from the farmyard up to the first floor level and there are two pedestrian doors and a vehicle sized door looking into the courtyard at ground floor level and three windows at first floor level. Otherwise within the building there are doors and windows in a random arrangement with some pedestrian doors at first floor level without any guards or railings. There are three single storey annexes around the building, two clearly added after the construction of the main building (built from timber and sheeting) and the third is stone with a lean-to roof which may be original. THE PROPOSAL
2.1 Proposed are works to the L-shaped outbuilding, removing the two timber and clad annexes, replacement of the existing external timber stair, conversion of some of the doors to windows and vice versa and the introduction of new windows in the rear (south facing) elevation. The use of the building will remain ancillary to the occupation of the two other main buildings on the site as residential - with a laundry, garage, yoga studio, home office, gym and stores with no commercial use of any of these. - 2.2 Planning approval is not required for the removal of the annexes under Class 36 of Schedule 1 of the Permitted Development Order.
3.1 The site is not designated for development on the 1982 Development Plan Order but there is provision within the Strategic Plan for the conversion of existing buildings to new uses such as residential under Environment Policy 16 and Housing Policy 11. The latter refers to the conversion of buildings to form dwellings, which this is not. EP11 refers to the use of existing rural buildings for new purposes such as tourist or small-scale industrial/commercial use which is this is not either but these two uses are examples, not an exhaustive list of new uses. As it happens, both policies require similar things - that the building is not significantly altered and its existing interest is maintained and that any new use is compatible with existing surrounding uses and can be properly serviced. It should be noted that there is no material change in the use of the building so the most relevant parts of these policies relate to the appropriateness or otherwise of the physical changes to the building and whether the changes re-establish the original appearance of the building and use the same materials and the changes do not result in an adverse impact on the character or appearance of the building. There does not appear to have been any planning application relating to the change of use of the outbuilding to ancillary residential purposes but its use for such would be likely now to be immune from the service of an enforcement notice through the passage of time. If this application is approved, this use would be legitimised. - 3.2 The policies also require that the building is redundant and that it is of social, historic or architectural interest.
REPRESENTATIONS
5.1 Marown Parish Commissioners have no comment or objection (20.12.18 and 17.01.19). ASSESSMENT - 6.1 There are provisions, subject to constraints, which guide the conversion and use of buildings in the countryside, and the appearance of the building and its current use would suggest that the proposal would comply with these. As it is, the building is not used for agricultural purposes and its use for purposes ancillary to the residential accommodation on the site, would appear to have been undertaken for some time, the building having not been used for agriculture since 1993 according to the letter from the former owner of the site. Certainly at the site visit in July 2016 the building was not used for agricultural purposes. As such, the tests applied by EP16 and HP11 are not strictly required to be satisfied and all that is needed is confirmation that the alterations have no adverse impacts on the character or appearance of the building.
6.2 The works will not extend the property but will alter doors and windows which will remain in a random arrangement but with a more consistent frame which is a simple one with a single opening light in each. The uses will remain ancillary to the main units of residential accommodation on the site. It is considered that there will be no impact from the proposed uses as they are similar to the existing, and that the physical changes do not have any significant or adverse impact on the character or appearance of the building. CONCLUSION - 7.1 The works do not adversely affect the character or appearance of the building and do not materially change the use of the building either. The application is considered to accord with 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 22.01.2019 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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