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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. Specifically this application relates to two existing parallel stone barns.
The application site is located in an area zoned as High Landscape Value and Scenic Significance in the 1982 Development Order.
The following applications are considered to be relevant in the consideration of this application:
PA 05/92183 – Alterations to existing barns and outbuildings to form 2 tourist accommodation units and demolition and rebuild of existing farmhouse, Knockaloe Beg Farm, Knockaloe Beg Lane, Raggatt, Peel. This was approved at appeal 10th October 2006.
PA 07/01051/B sought permission to re roof, install roof lights and two solar panels to two parallel barns. This was refused with the reasons for refusal being:
"The proposed development would represent an over-intensive set of additions to what are a pair of well preserved vernacular barns which make a valuable contribution to the surrounding area and overall landscape setting."
A note was attached to this refusal which stated:
"This refusal is without prejudice to a subsequent application for either the solar panels or rooflights or a less intensive combination of roof lights and solar panels. The applicant is advised to consult the Planning Department regarding the submission of a revised proposal."
The Department of Transport Highways Division does not oppose this application. Patrick Parish Commissioners have made no comment on this application.
We have received no privately written representations in relation to this application.
This proposal seeks permission to re-roof and install roof lights and solar panels to the two parallel barns located to the rear of the main farm house. The barns would be re-roofed in slate with a total of 13 roof lights installed all indicated as being 'Conservation type'. The proposal omits the 2 solar panels proposed by the previously refused application. The re-roofing would consist of the south barn being re-slated as necessary with some of the existing slates being retained where possible. The roof of the north barn is in a more degraded state and would require complete re-slating.
This proposal has been amended so as to represent a less intensive level of development to the barns by omitting the 2 solar panels previously proposed. The barns continue to be used by the applicant for agricultural purposes and the proposed roof lights will improve the practicality of the barns for this use. A recent site visit indicated that the north barn roof is indeed in a poor state with the southern barn in better condition but requiring some re-slating. The applicant described how the barns are used stating that sheep are kept in them and that it is intended that this will continue as the proposed development will make the barn more suitable. The inside of the barn is very dark and reliant upon artificial light, which in its present form is inadequate. It is considered that it is not unreasonable to want natural light to enter the barns as this will improve working conditions whilst incorporating a measure of sustainability to the barns.
It is considered that the development as now proposed achieves a better balance between improving the buildings for their use whilst also preserving the barns as an important feature of the surrounding area and wider landscape.
It is recommended that this application be approved.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
The Department of Transport Highways Division Patrick Parish Commissioners
Recommended Decision: 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 plans and drawings 2124/1, 2124/2 and 2124/3 submitted and date stamped 15th November 2007.
C 3. The roof lights must be 'Conservation' type.
C 4. The roofs must be finished in dark natural slate to match the existing.
Decision Made : Approved... Committee Meeting Date : 11.01.2008...
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