Planning Report and Recommendations

Application No.: | | | :-- | :-- | | Applicant: | Mr \& Mrs S Bond | | Proposal: | Approval in principle for the conversion of existing range of farm buildings to a <br> dwelling, with new driveway and access | | Site Address: | Outbuildings At Ballagawne Farm Pcel Road Kirk Michael | ### Considerations Case Officer : Diane Robinson Expected Decision Level: Committee Decision ### Written Representations We have received no private representations for this application. ### Consultations Consultee : Highways Division Notes: objections, see comments Consultee : Michael Commissioners Notes: No objection Consultee: Isle Of Man Newspapers Notes : ### Policy

Officer's Report

Ballagawne consists of an attractive group of stone outbuildings on the coastal side of the A4 to the north of Glen Mooar.

AiP is sought to convert the existing barns to living accommodation; it is assumed that this is one unit as previously discussed. It is also proposed to create a new access track alongside the existing off the highway.

Advice was provided to the applicant two years ago which suggested that the Planning Committee would be minded to approve a scheme if it complied with Circular 3/89 'Renovation of buildings in the countryside.' The sketches show the same scheme as that submitted previously for informal comment.

The new access alongside the existing is a relatively new idea and was discussed on site with the agent, Mr John Corlett.

The new access is judged to be unwarranted. Whilst the existing is not ideal, it could be improved by stepping back the sod bank to the south of the entrance. The Highway's Division suggests that the visibility splays could not be provided. The application should be refused on these grounds.

Recommendation

Recommended Decision : Refused Date of Recommendation : 17.06.2004 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

R 1. There is in the application insufficient information to demonstrate that the farm buildings are redundant and structurally capable of being converted to residential use without harm to the character and appearance of the buildings. The development is therefore contrary to the policies set out in Planning Circular 3/89 "Renovation of Buildings in the Countryside."

• 2. This is without prejudice to an application which includes evidence of agricultural redundancy and a survey of the building group to establish its structural integrity and suitability for conversion.

• 3. In so far as the scheme proposes a new access to the building group, this access falls outside of the red line identifying the site and thus cannot be considered as part of this application. It should be noted however that such a new access is likely to be considered unwarranted and undesirable given that the sightlines that would be achieved would not permit vehicles to emerge safely.

Decision Made : .... Committee Meeting Date : ....