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1847.01 APPLICATION FOR RENOVATION AND EXTENSION TO REDUNDANT BARN BALLAHUTCHIN BEG, MAIN ROAD, DALBY for
PLANNING STATEMENT
The Applicants, seek planning approval for an extension and renovation of the redundant barn at Ballhutchin Beg, Main Road, Dalby, with hard and soft landscaping to create a new dwelling, close to the family home. This is an application for full approval for operational development.
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The site is located in the heart of the Dalby village, and is within a strip of 24 dwellings ended by the church. The Park family, and (now Redacted Redacted Redacted Redacted ) have owned and lived on this land since 1987.
and they have now started a young family of their own. They currently live in the nearby village of Glen Maye to be close to the family home at Ballahutchin Beg. mother
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provides day care for at Ballahutchin Beg. Sadly,
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passed away in would now like the whole family to be given the opportunity to live in close proximity on the Ballahutchin Beg land. There is a redundant barn next to the house on Ballahutchin Beg. The barn’s original use has been redundant for a significant time and local structural engineers BB Consulting has confirmed in their structural report of the barn “In summary, we note that the building is substantially intact and we consider that it is structurally capable of renovation as outlined above.”See their report in Appendix A.
The barn has much of architectural interest with its manx stone walls with quoins, red brick course at high level on the seaward elevation, red brick verge copings on the two gables and large decorative timber trusses internally; see photographs in Appendix B. The barn can be sensitively renovated. It is planned to keep most of the door and window apertures as they are, with the only change being creating a larger sliding/folding door arrangement on the seaward elevation. The decorative roof trusses can be replicated with new more structurally capable timber trusses to support the increased weight of a new heavily insulated roof system. So, the outward appearance of the barn will remain mostly intact, as it currently stands.
would like to design and build their ‘forever home’ and they would like a family home that is appropriately sized for a larger family. The other dwellings in their immediate locality are detached houses standing in their own grounds with dominant gables facing Dalby Road. IOM Strategic Plan 2016 Spatial Policy 4 refers to villages such as Dalby where “….development should maintain the existing settlement character and
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should be of an appropriate scale to meet local needs for housing….”.So that younger members of families can live near their parents and grandparents in villages like Dalby the ‘local needs for housing’ would be detached larger family dwellings to fit in with similar nearby detached family dwellings, and for the Park/Stratton family this ‘local need for housing’ is a new house on their own family land next to their family home. Larger family homes provide more family flexibility for a life-time and lifestyle home – allowing adult children to return to live at home and for elderly parents to live within an extended family environment to receive care from their adult children. hope this would then mean that Ballahutchin Beg land would be the location of their family homes in perpetuity, to be passed down to the future generations.
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The barn renovation and extension will not be out-of-keeping with some of the larger dwellings nearby such as Driftwood, Shellan Meayl and Geay Varney, all of which are on elevated positions on the east side of the Dalby Road whilst Ballahutchin Beg is set down below road level on the west side of Dalby Road. Ballacallin House, Ballacallin Farmhouse, Schiellings, Shellan Meayl and Geay Varney are all detached 4 bedroom dwellings set off Dalby Road. Therefore, taking all the above into consideration, the development proposal can be shown to comply with the requirements of Spatial Policy 4.
The existing barn with its main elevation running parallel with the Dalby Road, is a visually dominant presence. Many of the other dwellings along Dalby Road have dominant gables facing on to the road. The proposal to create the extension perpendicular to the barn would create a gable end to the extension sitting alongside the barn elevation – facing the Dalby Road, only separated by the glazed link. This ensures the existing barn elevation remains the dominant visual presence when viewed from Dalby Road. The selection of contemporary materials for the extension also ensures that the original character of the existing barn remains unaffected by the addition of the more contemporary extension. Whilst this application retains all the external features of the barn, it also improves its appearance by the demolition of the ‘out-of-keeping’ brick walled and asbestos cement sheet roofed lean-to.
When compared to other successful similar planning applications such as 16/00220/B for a conversion and extension of a barn in Orrisdale, this design proposal is similar in size
and built-form. In 16/00220/B the ratio of new extension gross footprint to the original barn gross footprint is approximately 104%. In this Ballahutchin Beg design proposal, the ratio of new extension gross footprint to original barn gross footprint is as follows:
As can be seen the ratio of new to original is significantly less in this application than that of 16/00220/B. For Ballahutchin Beg, this can also be looked at in another way with regards to gross footprint. As already stated, the existing barn gross footprint is 115 sq.m and the new dwelling inc. extension, gross footprint will be 188 sq.m and this is an increase of 73 sq.m – an overall increase of 63% on the original barn footprint.
As the development is proposed to be within a village, in an existing settlement, it appears to satisfy Strategic Policy 2, and Spatial Policy 5. This development reuses a redundant building, so it appears to satisfy Strategic Policy 1. Finally, as the development is similarly sized to a number of dwellings in the locality and is for a family who have lived locally, it appears to satisfy Spatial Policy 4. We believe the intention of Housing Policy 11 (HP 11) is to encourage the reuse and renovation of quality redundant buildings, to optimise the use of under-used land and also to encourage development of more housing stock on sites that might not have been previously zoned or considered for development due to their location. This application site seems to fit this policy perfectly. It is a site set in a village, listed in SP 4, and is amongst other detached dwellings, on land which has been in the family since 1987 and the barn has no other use as its original use ceased long ago. HP 11(d) requires any extension to be “modest, subordinate extension
which does not affect adversely the character or interest of the building;”.We believe HP11(d) is to ensure that any extension does not overwhelm the original building affecting the character and interest of the building – the interpretation of HP11(d) should therefore also be considered a matter of visual integrity and not just size.
As the barn and new extension are not in the countryside but within a village setting, and a village listed under SP 4, we ask that HP 11 and more particularly (c) be applied with more flexibility and with more concentration on the visual impact of the extension on the original barn, rather than just size. We have shown that the extension footprint is some 85% of the original barn full gross footprint, which compares well with other extensions like 16/00220/B, and we have shown that the new dwelling gross footprint is an increase of just 63% on the original barn gross footprint. As a result, we believe the extension to be modest and subordinate in relation to the original barn size.
We also believe the juxtaposition of having the extension perpendicular to the barn, resulting in the gable only being seen next to the imposing main elevation of the barn, results in a design outcome where the extension is visually modest and subordinate in context when seen from the Dalby Road, and seaward views. The selection of contemporary materials for the extension also ensures that the original character of the barn and its architectural interest remains unaffected by the addition of the more contemporary extension. Therefore, we believe the development complies with HP 11.
The project will create an amended gated access onto the highway, shared between the existing dwelling and the new dwelling. To satisfy Appendix 7 of the IOMSP each dwelling requires two car parking spaces, and so four car parking spaces have been provided in the design. One parking space has also been shown as having provision for an electric vehicle charging point. There is sufficient space between the dwellings to allow the cars to manoeuvre within the site and leave the site in a forward gear. There is also an existing shed on the site and this will provide space for the parking of bicycles. In pre-application consultation with Highways Development Control (HDC), we requested advice on the amendments to the existing gated access. Following advice from HDC a speed survey was carried out between 29th January 2021 and 8th February 2021, which showed the 85th percentile speed in both directions to be 33-34 mph. Using the visibility formula in MfS, this requires visibility splays of 50m-52m. In further pre-application consultation with Highways Development Control (HDC), we requested a reduction in the ‘y’ distance from 70m to 52m with an offset of 1m, on the basis that:
In their email response dated 9th March 2021, HDC have agreed to the ‘y’ distance being 52m, offset 1m. See HDC emails and Speed Survey Data in Appendix C. Therefore, the development would comply with the IOMSP Appendix 7 Parking requirements and General Policy 2 paras (h) and (i).
The foul and surface water systems have been designed in consultation with Manx Utilities and DEFA. The surface water drainage system will discharge to the nearby ditch and the foul drainage system will discharge to the foul sewer that crosses the site. Therefore, the development would comply with the IOMSP General Policy 2 para (d).
Following pre-consultation with DEFA we have followed their suggestions and bat and small-bird boxes are planned and shown on the elevational drawing. The Applicants are content, if required, for a bat survey to be part of a condition of approval.
Summary
The Applicants believe they have altered and extended the barn in a sensitive way, creating their forever-home and retaining the character of the original barn by the juxtaposition of the extension relative to the barn and selection of contemporary materials for the elevations. They also believe the design proposals satisfy the relevant policies of the IOM Strategic Plan. Therefore, the Applicants respectfully request that planning approval is granted.
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