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This application relates to the curtilage of a detached house, Ballnalargy Cottage off the A27 at Dalby.
The application is for approval in principle to convert adjoining barns to holiday accommodation.
Approval in principle for the conversion of the barn with an extension to form a private dwelling was refused in 1992 (PA 92/01065/A). In 1996 an application for approval in principle to renovate the derelict dwelling and to renovate the barn to a dwelling had a split decision at review with the former being approved and the latter refused (PA 96/01737/A). Detailed permission for the conversion of the derelict house to a dwelling was approved in May 1999 for renovation of a disused cottage on the same site (PA 98/02067/B).
This work has been carried out and the applicant who lives in the cottage is seeking to convert the barns located just above the cottage to holiday accommodation. She states that the structure of the barns is comparable to or better than the cottage before it was made habitable and that an architect has looked at the barns and says that they are a feasible project for conversion. The furthest unroofed barn is of the same construction as the cottage and presumeably of the same age (200 years plus). The age of the roofed barn is not known but local opinion is just over 100 years old. It has water and electricity supplies and is used for storage. A structural report was requested but has not been submitted.
The Registration and Grading Commission have written to say that the applicant has had a full on-site advisory visit and say that they consider the proposal for a conversion of the barn to a three bedroom 6 person self catering tourist unit complies with planning circular 3/89 and 8/91 (the western sector plan). They say the proposal is in sympathy with their policy to encourage the development of quality self catering tourist accommodation in the Manx Countryside and they would support the application.
The Society for the Preservation of the Manx Countryside and Environment state that although deficient in roofing the remains are substantial and vernacular and redundant, and on the whole the proposal seems acceptable on the 'not too bad scale'.
Patrick Parish Commissioners comment that this is an agricultural building and redundancy has not been proved and that the application must satisfy circular 3/89.
The Department of Transport object on the grounds that the sightlines for the proposed driveway onto the adopted highway are inadequate to serve the needs of the development and there are no/insufficient details given of parking and access requirements to evaluate the application.
The relevant policy is circular 3/89 'Renovation of buildings in the countryside'. These barns are not buildings which are registered or considered to be worthy of registration, nor of any particular architectural, historic or social interest. They do not contribute beneficially to the character of the countryside as viewed from highways or footpaths accessible to the public. Furthermore no detailed survey has been included to indicate that they, barn 2 in particular, are substantially intact or capable of renovation for a dwelling. They therefore do not comply with this part of the policy.
The redundancy of the building must also be established. In this case one of the buildings is currently being used for storage in connection with the house on the site. In granting permission for the dwelling permitted development rights were restricted for the erection of a garage, shed, walling or fencing without prior permission from the Planning Committee and proliferation of additional outbuildings on this site which is very open and rural in character would be detrimental to the character of the area. It seems likely that some form of domestic storage will be required for the dwelling, and the barn which has been roofed is being used for this purpose and could continue to be available for that purpose. At least one of the barns is therefore not considered to be redundant.
The details of the parking have not been shown and although there would, probably be sufficient space to provide these on the site and possibly the sightlines required since the applicant's family own the land at the entrance to the site, the access and parking could be intrusive in this very rural landscape which is in an area of high landscape or coastal value and scenic significance. There has also been no detailed survey work done to clarify that the building is structurally capable of such a conversion.
The application does not comply with policy 3/89 in that it is not a building considered worthy of being converted and it is not considered to be redundant, and the conversion of these buildings to holiday cottages would be detrimental to the rural character of the area.
Recommended Decision: Refused
Date of Recommendation: 25.05.2005
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. The proposal to convert the barns to holiday accommodation would be contrary to the policies set out in Planning Circular 3/89 'Renovation of buildings in the countryside' in that
R 2.
The sightlines for the proposed driveway onto the adopted highway are inadequate to serve the needs of the development and there are insufficient details given of parking and access requirements to evaluate the application.
Decision Made : ... Committee Meeting Date : ...
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