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The application site represents an existing stone barn situated to the north west of the A4. To the south of the site is Ballagawne Farm House. The barn is arranged in an "L" shape.
Proposed is the conversion of the barn to form a single dwelling. The application follows two previously approved applications, one of which sought approval in principle for the conversion of the barn to living accommodation and the other proposed detailed approval for the conversion of the barn to form a dwelling. Both of these applications were approved.
Now proposed is the conversion of the building to form a dwelling. The conversion has some similarities to the development approved in 2008 however the proposal differs in a number of ways. The approved conversion included three extensions, one on the east elevation, another on the north elevation and a porch which would have occupied the corner of the north and west elevations. The approved conversion also proposed a number of new pitched roof gables on the north and west elevations and a total of four "Juliet" balconies.
The new proposal takes a different approach to the conversion by aiming to limit any changes on the outer sides of the barn complex, which are the elevations of the building visible to the public. The main alterations to the appearance of the building would be confined to the elevations which face onto the central courtyard. Here there would be a single storey lean to glazed enclosure and a two storey glazed extension. There would also be a single storey extension of the northern elevation. A number of new picture windows would be created on the northern elevation and in place of the previously approved conservatory there would be large glazed opening where there is currently modern block work.
The following previous planning applications are considered relevant in the assessment and determination of this application:
PA04/01614/A sought approval in principal for the conversion of existing outbuildings to living accommodation. This was approved and subsequently this approval was extended by 24 months.
PA05/02071/B sought approval for the formation of a new vehicular entrance onto highway off Field 234085 to serve converted farm outbuildings. This was refused. The reason for refusal stated: "No justification has been submitted to demonstrate the need for an alternative vehicular entrance. Furthermore, the proposal is an unwarranted intrusion into the countryside and undesirable given that the site can already be accessed from an existing entrance situated to the south of the site."
07/00308/B sought approval for improvements to the farm and outbuilding access and creation of a new vehicular access. This was approved. 07/00309/B sought approval for alterations and extensions to the existing cottage (Ballagawne Farm House). This was approved. 08/01946/B sought approval to convert the barns to form a dwelling. This was approved.
The site is located within an area identified as being of High Landscape or Coastal Value and Scenic Significance b y the 1982 Development Order. Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered relevant in the assessment and determination of this application:
Environmental Policy 11 is relevant as the site is located on the Kirk Michael coast which is affected by coastal erosion. This states: "Coastal development will only be permitted where it would not: i) increase or transfer the risk of flooding or coastal erosion through its impact on natural coastal processes; ii) prejudice the capacity of the coast to form a natural sea defence; and iii) increase the need for additional coast protection works except where necessary to protect existing investment or development."
Housing Policy 11 is relevant as the proposal is to convert a rural building to form a dwelling. This 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;
Such conversion must:
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."
The Highways Division does not object to this application.
Michael Commissioners do not oppose this application.
The owner/occupier of 33 Ballaquark, Douglas questions whether the existing building has sufficient merit to warrant retention and conversion.
The Manx Electricity Authority has provided an advisory note.
The main issues to be considered in the assessment of this application are whether the proposed development would comply with Housing Policy 11 and whether the development of the site would be contrary to Environmental Policy 11.
On the first issue, the building is considered to be of sufficient interest to warrant its retention being of stone construction and having an attractive appearance and character. The principle of converting the building to residential use has been established under approved planning application 04/01614/A. This approval was extended by 24 months and as such expired 12th October 2008. From a site visit, it is clear that the original agricultural use of the building is now redundant with the land associated with the farm being rented out. The barns are not used for agricultural purposes and now lie empty. The barn is located close to the existing farm house and as such it is judged that services such as electricity and water could be provided for the proposed converted barn.
The application is supported by a structural appraisal which concludes that the existing barn is in good structural order and appears to be suitable for the conversion proposed.
The proposed development is considered to be generally sympathetic to the existing character of the building, utilising existing apertures where possible and introducing limited new door and window openings. The proposal is an improvement over the previously approved scheme for a number of reasons. Firstly by limiting changes on the elevations which are visible from public vantage points, the simple and substantial form of the barn is retained and thus the character of the barn is protected. The changes to the internal walls of the courtyard are different but not necessarily any worse than those proposed by the 2008 application. The glazed enclosure would allow views through to the stone wall behind and as it is a light weight structure, could be more easily removed than the previously approved stone porch.
The proposed extension off the northern elevation is judged to have little if any additional impact compared to the previously approved extension.
The issue of coastal erosion has been highlighted previously by the local authority and the Department's approach to coastal erosion is set out in Environmental Policy 11. The building is a distance of approximately 250 metres from the coast and it is considered that as the building is an existing structure and that the issue of coastal erosion has not been raised previously in the assessment of previous applications relating to this site, it would be unreasonable to withhold planning approval on this basis. The site is a sufficient distance from the current coastline so as to not prejudice the capacity of the coast to form a natural sea defence and the proposed development would not increase coastal erosion.
Overall the, it is judged that the conversion now proposed is an improvement over the previous extant approval whilst also complying with HP11. It is recommended that this application be approved.
RECOMMENDATION
Permit.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Michael Commissioners
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
The following parties should not be afforded interested party status:
The owner/occupier of 33 Ballaquark, Douglas The Manx Electricity Authority
Recommendation Recommended Decision: Permitted Date of Recommendation: 08.04.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
19 April 2010 10/00124/B Page 4 of 5
C 2. This approval relates to the conversion of barn to dwelling, Ballagawne Farm, Peel Road, Michael as shown by 1859/09 01, 1859/09 10, 1859/09 06, 1859/09 07, 1859/09 08, 1859/09 100, 1859/09 101, 1859/09 15, 1859/09 20, 1859/09 21, 1859/09 30, Structural Appraisal and Works Statement all received 29th January 2010.
C 3. The roof(s) must be finished in dark natural slate.
C 4. All existing stone work must not be rendered or painted.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 19/4/10
Signed : ______________________________
Senior Planning Officer
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