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The site represents the holding of agricultural land associated with Knockaloe Beg situated to the west of The Raggatt alongside a public highway which leads from the A27 to the Bayr ny Skeddan long distance footpath. Within the holding are three cottages which are former coastguard cottages and are not occupied by persons associated with the application site or agriculture. Also is a complex of farm buildings which are the subject of this application.
The site is within an area designated as of High Landscape Value and Scenic Significance on the 1982 Development Plan Order.
The location plan also indicates the land owned by the applicant which includes the farms of Ballamoar and Ballacallin which together with the application land represent 900 acres (364 ha) which accommodate a dairy herd of 200 milking cows, 140 young heifers, 900 breeding ewes producing 1500 lambs annually. The farm currently employs 6 full-time workers and 2 part-time workers. These people live at Ballamoar House (1), Ballamoar cottages (1), privately owned property at Ballamoar (1) and 3 staff living off-site.
Mr. Anderson is the recently appointed farm manager and lives 15 - 2 miles away at Ballacallin bungalow with his wife and four children. He wishes to move to Knockaloe Beg.
The complex incorporates 2 shepherd's cottages, farmhouse, three stone barns, a brick shed and stone garage, concrete cowshed and electricity sub-station.
Proposed here is the rebuilding of the farmhouse in an almost identical form but 0.8m taller. There is a structural engineer's report which recommends that in order to make the existing building compliant with current Building Regulations and thermal and other requirements, it would be better to rebuild it than to refurbish and repair it. He notes that the property has not been occupied for around 60 years which may bring into question its habitable status. The property still looks like a dwelling, appears to be structurally intact and could be inhabited with some repair and renovation work although this is not recommended by the structural engineer, probably mainly on economic grounds. The new dwelling is referred to as an agricultural dwelling so could be the subject of an agricultural occupation condition.
DAFF have recommended to the applicant that the holding as a whole presently employs 6 full-time persons but would justify over 17,000 hours per annum which is equivalent to 8 full-time persons. There are 6 full-time workers at present, some of whom live in the various houses associated with the holding which include two DLGE tied cottages, one of which is occupied by a farm worker.
Also proposed is the reconstruction of part of the two storey barn attached to the double barn to the rear of the farmhouse. This will be rebuilt more or less as is - the rebuilt part presently has no roof but retains its external walls, and will accommodate a
three bedroom tourist unit. This is attached to a double pitched barn which will be retained for agricultural purposes.
Proposed is the refurbishment of a brick built lambing building which is to be converted to a one bedroomed tourist unit. This involves little change other than the introduction of four conservation style rooflights in the rear pitch and a new window and a new chimney on one end.
Also proposed is the refurbishment of the two shepherds' cottages for storage purposes. These are very small - 9 square metres in internal area (although there is no scale on this drawing) and the external appearance will be largely restored to the original. The boiler house will be a rebuilt structure whose location is not indicated - hopefully the proposed site plan will reveal this when received.
The site is not designated for development and as such the proposals need to be assessed against the criteria set out in Planning Circulars 1/88 - Houses in the Countryside, 3/88 - New Agricultural Dwellings and 3/89 Renovation of Buildings in the Countryside. The proposal would not comply with 1/88 if the existing house has lost its habitable status. There was a similar proposal for a property in similar repair at Ballavale (see 02/00686) which was initially refused but approved on appeal on the basis that "It is unfortunate that the property, which is typical in appearance of small Manx cottages, has been allowed to fall into such disrepair over the last 25 years. It is arguable with regard to the criteria set out in Circular 3/89 whether the residential use has been abandoned. The Planning Committee consider that the building has lost its residential use, however they have stated that they are willing to consider an application for the refurbishment of the property. Although it was stated at the Inquiry that such an application would be regarded as for change us use, there is however no evidence before me that the farmhouse has ever been used other than for residential purposes and I have noted that rates have continued to be paid. In practice it seems therefore that the Committee are willing to consider the continuation or reinstatement of the residential use."
Paragraph 8 of the Circular states that the policy on renovation and continued use of buildings of merit which contribute positively to the character of the countryside does not in any general way sanction the establishment in the countryside of new dwellings by the re-building of ruins. The survey report on the appeal property indicates that the walls remain structurally sound and refurbishment is feasible but that the extent of the work needed makes it uneconomic. The old farmhouse is typical in appearance of Manx rural dwellings which contribute to the character and appearance of the area but I am not persuaded that in this case there would be any visual planning gain in requiring the retention of the old house rather than building a new dwelling similar in appearance. Paragraph 7 of the Circular states that permission will not be given for the construction of replacement buildings of similar or even identical form "unless no change of use is involved". It is my opinion that a change of use is not involved in this case and therefore that the appeal proposal, which in principle is for a replacement building similar to that existing, can reasonably be considered to be accordance with the policy".
In this case the existing farmhouse is very attractive with an unusual window pattern and two interesting porches which appear to incorporate Manx slate features. The courtyard and walled garden to the south all contribute to a farm complex which is attractive and contributes quite significantly to the appearance and character of Patrick. The engineer's report states that the property has not been occupied for around 60 years and little maintenance has been carried out on it in the intervening period. Renovation of the building is not recommended in order to comply with modern
insulation and weather protection. A brief and succinct recommendation. The stonework on the front of the house has been rendered over although some has come off in parts. The new building will be a smarter, newer version of this but without the exact detailing of the porches and the windows re-opening in each side of the larger porch.
The building is certainly worthy of retention and renovation on the basis of the provisions of 3/89. On this basis and that the proposal is for a virtually identical version of the existing and that the property will be occupied by an agricultural worker which may be supported by Department of Agriculture, Fisheries and Forestry in terms of the overall farm, I would recommend that this element of the proposal is acceptable although it would have been preferable to retain and renovate the existing farmhouse.
The cowshed is to be retained and I suspect is presently being used for agricultural purposes. There was a "beware of the bull" sign and bits of turnips and hay around the farmyard on my visit (25.1.06).
The two storey double pitched building behind the house and alongside the cowshed is to remain and to be used for agricultural purposes. The building alongside this was formerly two storey although half of the upper storey walls and roof are no longer in place. This is to be completely rebuilt to provide tourist accommodation in the form of one three bedroomed unit (rather substantial accommodation for tourists). The apertures in the rebuilt structure differ from those remaining and which are visible in the existing.
There is a single storey brick building with a uniform pattern of windows to the north of the complex which is to be retained and converted to tourist accommodation in the form of one single bedroomed unit.
The two shepherds' cottages are very attractive stone buildings which are to be re-roofed and have their windows and doors reinstated. These are connected by a stone wall which encloses a garden to the south of the farmhouse. A small boilerhouse to the south of the farmhouse is to be rebuilt.
Access to the site is via a narrow lane which is generally in good condition with a few ruts and potholes and which services the two houses to the north of the farmyard. There is an objection from Department of Transport Highways and Traffic Division who is concerned that the access is narrow with limited passing places, that visibility onto the A27 is poor and that there is no turning head for traffic. There is plenty of space in the farmyard to turn and whilst the lane is narrow, traffic using it is limited to the two houses to the north of the farmyard and the existing farm traffic. Additional traffic would be generated by the occupation of the farmhouse (traffic generated by deliveries, visitors, children coming and going from school etc (over and above farm traffic) and the tourist units, 2 in number (4 bedrooms).
Visibility onto the A27 is poor to the south although there is a traffic mirror at the entrance which helps as one creeps out into the road. The applicant has tried to address the Department of Transport's objections although it would be possible to introduce passing places alongside the access lane as the applicant owns the land surrounding it alongside the two 90 degree bends. She does not own the land surrounding the exit onto the A27 so no improvements onto this are possible. There is already traffic associated with the farm using this lane and excepting the construction traffic, there may be a reduction in the level of traffic from workers not having to come to and from the site, although the tourist and residential accommodation will generate traffic (visitors, deliveries etc) which is not presently attracted to the site.
Advice from the Director of Agricultural Services, dated 8th February, 2006 suggests that the site in total justified 8.15 standard labour units and the farm is presently run by 9 people including full and part-time staff and paid and unpaid labour. Residential occupancy of the application site would assist with concerns regarding security and animal welfare. The letter also talks of succession and recommends that this proposal would enable this section of the farm to be run viably and independent of the rest of the holding and that Knockaloe Beg has traditionally been a separate holding. There are no available houses in the vicinity which would satisfy the need for security and animal welfare needs. The existing buildings at Knockaloe Beg are used for winter sheep and cattle housing and lambing on site. Mr. Loie concludes that the accommodation proposed is required to enable the viable and acceptable farming of the land.
The proposed development does not comply with all the terms and conditions of Planning Circular 3/89 as not all of the buildings are to be retained and refurbished. Were the buildings to be refurbished then I would say that the scheme would comply with the provisions of the Circular due to the interest of the complex and the individual buildings which are alongside the public footpath.
The scheme for the new farmhouse would go towards satisfying the provisions of Planning Circular 3/88 – New Agricultural Dwellings as the farmhouse is supported by Department of Agriculture, Fisheries and Forestry and the house is to be sited in the middle of the farm yard and served by the existing access which serves the farm land.
The tourist accommodation is to be formed by rebuilding existing fabric some of which is not intact and utilisation of a building which is not particularly attractive. As such this element of the scheme does not comply with present policy.
However, what should also be considered is the architectural interest of the complex as a whole. The existing farmhouse is interesting, attractive and very prominent and its continued dilapidation would not be in anyone's interest and may start to threaten the safety of those working in, on and around the site. This could result in the forced demolition of the farmhouse and the barn behind of part thereof. This would separate the farm yard into two parts – the large barn, the remaining parts of the stone buildings on one side and the brick shed on the other side. There may also be further requests for newer agricultural buildings to supplement the existing or to replace the brick shed and the architectural integrity of the complex and the interest of the traditional layout and the elements of the scheme would be lost. Of some relevance is the proposal for the principle of the redevelopment of Lower Sulby farm in Onchan. This was a proposal for the renovation of a courtyard of stone and sheeted outbuildings and whilst the Inspector was not satisfied that the proposal complied fully with the provisions of 3/89, he recommended that the application be approved on the basis of the cumulative benefit of the retention and renovation of the buildings (see attached).
Department of Agriculture, Fisheries and Forestry support the application
Department of Transport Highways and Traffic Division object to the application on the basis that the visibility onto the A27 is poor, the road is narrow with limited passing places and a turning head is not available.
Department of Tourism and Leisure support the application on the basis of the provision of tourist accommodation
Patrick Parish Commissioners raise no objection to the application
The Society for the Preservation of the Manx Countryside and Environment object to the application on the basis of lack of agricultural justification for a new dwelling
Fire Prevention Officer recommends consultation with him regarding fire safety (SN2) Isle of Man Water Authority recommend the application is standard notes 1 and 3 (SN22 and 24) regarding water supply
I would recommend that the Department of Transport, Patrick Parish Commissioners, Department of Agriculture, Fisheries and Forestry, Department of Tourism and Leisure, Fire Prevention Officer and Isle of Man Water Authority are all afforded party status in this instance as they are statutory consultees or statutory authorities.
The Society for the Preservation of the Manx Countryside and Environment are not directly affected by the proposal and should as such, not be afforded party status in this instance.
Decision Recommended by the Director of Planning and Building Control: Permitted
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the alteration to the existing barns and outbuildings and the demolition and reconstruction of the farm house all for use as agricultural worker's accommodation and tourist accommodation all as shown in drawings -01, --02, -03, -04, -05A, -06A, -08, -09, -10 all received on 14th November, 2005 and 12 received on 23rd December, 2005.
C 3. The new farmhouse may be occupied only by persons whose employment or latest employment is or was employed in agriculture in the Island and including also the dependants of such persons as aforesaid.
C 4. All windows in the ground and first floor of the front and sides of the farmhouse (excepting the porches) must be timber framed sliding sashes as shown in the approved plans and retained as such unless otherwise approved in writing by the Planning Authority. The remainder of the windows must be framed in timber and of the appearance shown in the approved plans and retained as such unless otherwise approved in writing by the Planning Authority.
C 5. All new roofing must be in natural dark grey/dark blue slate.
N 1. PRIOR to the commencement of any works the applicant is advised to consult the Chief Fire Officer to ensure that adequate fire precautions are taken.
PC Agenda 09.03.2006
N 2.
For water connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the Isle of Man Water Authority Planning and Projects Section, telephone 695958.
N 3.
For a change in the water supply to a premises (domestic or commercial) the applicant should contact the Isle of Man Water Authority Byelaws Inspector (Les Quayle), telephone 695957.
N 4.
The applicant is encouraged to consider the preparation of a scheme for the creation of passing bays within the access lane between the A27 and the site and the installation of a traffic mirror to assist the visibility available to drivers of vehicles emerging from the access lane onto the A27.
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