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The site West Craige Farm, St Judes Road, West Craig, Ramsey is located on the northern side of St Judes Road, and west of St Judes Village. The main dwelling West Craige Farm, is located northwest of the barn.
The southern boundary of the site consists of a 0.5 metre high wall/bank with a 1.5 metre high hedgerow running along on top. The eastern boundary comprises of 2 metre high hedge and 4 metre high trees and bushes (approximately).
The application site is within an area recognised as being an area of white land not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, or within an area zoned as high landscape value.
Erection of a detached garage block (05/01624/B) – approved Alterations and extension to dwelling (03/01439/B) – approved Erection of agricultural building (93/00557/B) – approved
The application proposes the conversion of existing single storey barn into two guest/tourist accommodation units. The existing metal sheeting roof would be replaced with a dark coloured slate roof. There are a number of alterations to the elevations of the existing barns due to new windows and doors.
Andreas Parish Commissioners:- No objections
Highways Division no objection subject to the imposition of the following condition:- Two no. off street parking spaces shall be provided within the curtilage of the proposed accommodation.
The Chief Fire Officer:- The proposed layout of the two properties / units is inherently unsafe as both bedrooms are accessed via the lounge. Applicant to consult with Fire Safety Department.
The Disability Access Officer makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The IOM Water Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
S.P.M.C. & E:- This is a brick building with a hipped, metal roof. I cannot imagine that it is of any vernacular interest. It may be considered to be within the curtilage of an existing dwelling (although this is by no means clear from the submitted drawings) which, together with my first point, would make it similar to 05/2250 at Sandygate, at present subject to an appeal subsequent to the Approval granted by the Planning Committee.
On the other hand, the building itself has many similarities to that at White House Farm, The Garey (05/0263 & 1206) which was rigorously refused, or indeed, to The Piggery at The Gate Ballamodha (01/1927) also refused by Committee.
The Society basically objects to the creation of an extra dwelling in the countryside which doesn't comply with Cir. 3/89.
We have received no privately written representations objecting to the application.
Material Planning matters which need to be considered regarding this application include:-
Due to the surrounding boundary treatment of the site, the existing structure is fairly well screened when viewed from the St Judes Road, but what is visible is the existing light blue coloured metal sheet roofing. The proposal to replace the existing roof with a dark coloured slate would certainly make the property less prominent and more in keeping within the countryside.
Planning Circular 3/89, Renovation of Buildings in the Countryside states:-
In general, it is considered that it would be not only appropriate but also beneficial to public amenity to renovate, and if necessary, find alternative use for, redundant buildings in the countryside which:-
Such buildings must be substantially intact, and structurally capable of renovation.
In this case I am of the opinion that the existing structure is appropriate and beneficial for the property to be converted into tourist units and is structurally capable (see submitted survey report dated 29th November 2006).
Redundancy must be established by the applicant for planning permission, who should address, and produce evidence to substantiate, the following points:-
After visiting the site it is apparent the building has not been used as an agricultural unit for a while. The site has benefited from a previous approval for the erection of agricultural building (93/00557/B), which is located north of the redundant barn, which is current used for storage of hay, vehicles and associated farming equipment.
As previous stated the reintroduction of a dark coloured slate roof instead of the existing metal sheeting will significant improve the appearance of the property and that of the surrounding area. The alterations and installation, to and of, window openings and doors again would seem acceptable, and would retain a tradition appearance to the building, whilst improving the appearance of the existing barn which has an assortment of different window design and sizes.
For these reasons the proposal would seem appropriate in this location and therefore my recommendation is for an approval.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Andreas Parish Commissioners Highways Division
I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
The IOM Water Authority Disability Access Officer S.P.M.C. & E Chief Fire Officer
Recommended Decision: Permitted
Date of Recommendation: 13.12.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the submitted documents and drawing 231-01 received on the 29th September 2006 and 9th October 2006.
C 3.
The conversion of the existing barn to guest/tourist accommodation hereby approved may be occupied as ancillary to the main dwelling, West Craige Farm and not as a separate unit/s.
C 4.
Prior to the commencement of any building operations there must be submitted to and approved by the Department large-scale (1:20 or better) detailed drawings, showing parking provisions for two off-road vehicles, which are required to be provided within the curtilage of the site in the interests of road safety.
N 1.
The Applicant is recommended to consult with the Fire Safety Department. The proposed layout of the two properties / units is inherently unsafe as both bedrooms are accessed via the lounge.
N 2.
For 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 IoMWA Planning and Projects Section, tel. 69 59 58.
N 3.
The applicant is advised to consult Disability Access Office with regard to the needs of disabled users within the building.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 3/1/07
Signed :
M. I. McCauley
Director of Planning and Building Control
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