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Application for Full Planning Approval Mr. Wam Christian + Applicant Horncastle Thomas Ltd + Agent
This application is to seek full planning approval for change of use from agricultural to residential and proposed works to the barns at Ballerghley Farm, including the removal of the leam-to structures, the creation of new window openings and the installation of replacement external stairs.
Ballerghley Farm is a rural site located off Lhergy Cripperty, approximately 1 mile West-Southwest of Union Mills, between Peel Road and Cool Road. The site can be viewed from Lhergy Cripperty, 0.4km away and Peel Road, 1.1km away.
The building is a traditional single room deep agricultural outhouse adjacent to the original 3 bay farmhouse.
The proposal includes the removal of the 2 single storey lightweight leam-to additions to the West and South elevations. Doors and windows are to be replaced with new openings created and existing blocked up openings reinstated.
The farm buildings are accessed by a trade from Lhergy Cripperty. There is no proposed alteration to the current vehicular and parking arrangements under this application. The applicant has approval to improve the vehicular entrance off Lhergy Cripperty under planning application 16/20499/8.
The nature of the existing building and external stepped access from the farm yard means that access for the mobility-impaired is difficult.
The site lies within an area designated on The Isle of Man Planning Scheme (Development Plan) Order 1362, as of High Landscape Value and Scenic Significance.
There are a number of previous planning applications for works to the other elements of Ballerghley Farm (farmhouse, cottage, ancillary structures) but none associated with the barns.
The proposal is in line with the following planning policies of the Strategic Plan 2016.
"Development should make the best use of resources by (a) optimizing the use of previously developed land, (b) ensuring efficient use of sites, (c) being located so as to utilize existing and planned infrastructure, facilities and services."
"The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at 4.3.6 or which is designated for future development on an Area Plan."
The viable elements of the proposed development consist of the replacement and upgrading of doors and windows and the removal of the 2 single storey leam-tob. These measures will not adversely affect the character of the area and will improve the general appearance of the building.
"When considering alterations and improvements in existing facilities the Department will require that consideration be given to the potential adverse impact of the proposed changes to existing neighbours."
As noted under EP01, the alterations and improvements will provide a general improvement to the visual impact of the barns within the local setting and will not adversely impact neighbouring properties.
"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 or interest of the building; (e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zinnings on the area plan; 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."
It can be demonstrated that the existing barns are no longer required for their original purpose by virtue of the fact that the fire owner does not keep livestock and the buildings haven't been used for agricultural purposes for the last 25 years (please see supporting letters attached).
The land associated with Ballerghley Farm (approx 35 acres) is rented out to The Quayle family of neighbouring Glenough Farm. It is understood that the Quayles have managed and graded animals on the land at Ballerghley for the last 50 years. As such the barns are not required in connection with the management and use of the land.
The reuse and re-purposing of the barns will preserve the existing fabric, protecting and enhancing the appearance and character of the farns-based grouping. The proposals demonstrate that the intended change of use can be accommodated within the existing envelope without requiring extension or additions. The change of use is in order to service/ supplement the existing cottage and farmhouse, as opposed to creating a new dwelling in its own right.
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