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The site represents the curtilage of Barn Cottage, Ballakeoig, Bollyn Road, Ballaugh, which is located on the eastern side of the Bollyn Road and west of the Cronk. Within the application site consists a single storey detached building and a single storey detached workshop.
The application seeks approval for the conversion of derelict building to a dwelling with internal and external alterations.
The site is zoned under the Isle of Man Development Plan Order 1982 as being "white land"; the site is neither within a Conservation Area, but is within an area zoned as High Landscape Value or Costal Value and Scenic Significance.
Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:
Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
Policy 11: Conversion of existing rural buildings into dwellings may be permitted, but only where:
Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar or even identical form.
Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character."
Policy 2: The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent
Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
The following previous planning applications are considered relevant in the assessment and determination of this application:
Conversion of derelict building to a dwelling with internal and external alterations - 10/00891/B - REFUSED on the following grounds:
Approval in principle for the erection of a detached dwelling - 07/00151/A - REFUSED on the following grounds:
a) the proposed development is contrary to the zoning of the application site under The Isle of Man Development Plan Order 1982, which designates the application site as being outside of an area designated for residential development; and b) the proposed development is contrary to the provisions of Planning Circular 1/88 (Revised) - Residential Development - Houses in the Countryside, which sets out a general presumption against new residential development in the countryside."
Approval in principle for erection of dwelling - 90/00912/A - REFUSED
Ballaugh Parish Commissioners:
"No objection"
Highways Division:
"Awaiting drawings to show access and visibility arrangements."
The Manx Electricity Authority make no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The owner/occupier of 28 Glebe Aalin, Station Road, Ballaugh has raised a number of points which can be summarised as; questions the redundancy of the building; and sliding door indicated as in disrepair, but this has only recently been installed; and the finish of the building should be investigated.
The owners/occupiers of 28 Glebe Aalin, Station Road, Ballaugh (writes on behalf of Mrs Hull - Corvalley, Bollyn Road, Ballaugh) has raised a number of points which can be summarised as; concerned about vehicle access to and from the property as it is at the bottom of a steep bridge; concern of existing property regarded as a workshop; and have no objection to the conversion.
With regard to paragraph (a) of Housing policy 11, the barn currently is in no particularly use. The building has not been used as a dwelling/agricultural barn for a number of years.
Evidence submitted would seem to show that the property was once a residential dwelling, however this status has been lost.
It is therefore considered the redundancy has been established and conforms to Housing Policy 11.
With regard to paragraph (b), the previous recent application submitted information which included a detailed structural report. The report generally supports the scheme but highlights areas which will need attention to be undertaken during any conversion. In conclusion the reports states:-
"The structure is suitable for conversion to a dwelling if the above recommendations were to be implemented. It is likely that other remedial measures will be required as investigations, design and works progress."
Overall, it is considered the existing structure is capable of conversion, subject to structural work, which would not result in the re-build of the existing structure of the building. Therefore it is considered the proposal would comply with Housing Policy 11.
With regard to paragraph (c) of Housing policy 11, the existing building is a Manx stone barn/dwelling which is considered worth of renovation and conversion and therefore complies with Housing Policy 11. However, it should be noted that the newly installed roof covering (corrugated metal roof) should be removed and replaced with natural slate. The applicant is happy to undertake this (letter dated 12th July 2011).
With regard to paragraph (d) of Housing policy 11, the proposed plans show a one bedroom dwelling with an en-suite bathroom, lounge and a kitchen/dining room. The proposal would provide an acceptable standard of internal amenity space. No extensions are proposed; therefore the character and interest of the building will remain, and potentially improve due to the proposals.
Regarding paragraph (e) of Housing policy 11, the proposal would result in a single dwelling. The closest residential unit is Sleepy Hollow which is approximately 26 metres to the east of the application site. Furthermore the property would be, located on the edge of The Cronk, which forms a hamlet of residential properties. It is therefore considered a further dwelling within this residential hamlet would be appropriate and would not introduce a development which would significant impact upon the existing neighbouring residential properties.
Regarding paragraph (f) of Housing policy 11, the site is near to the Cronk and therefore it is reasonable to consider that the proposed new residential unit could be connected with the require servicing.
Overall, it is considered the proposal would comply with Housing Policy 11 and the building would be acceptable for conversion into a single dwelling.
There was previous concern with the proposal which related to the access arrangements, especially when exiting the site from the proposed access.
Previously, the entrance proposed was proposed to be positioned directly adjacent to the southern gable wall of the barn/dwelling. This access would be formed by the partial demolition of the adjacent open fronted workshop, resulting in a minimum driveway with of 3.8 metres.
A concern of this access relates to the visibility when leaving the site onto the Bollyn Road. The applicant had submitted plans which try to prove visibility, especially in a northern direction towards the Cronk Bridge. However, the submitted plans did not show the splays being setback 2 metres from the public highway, but in fact measured from the back of the public highway.
If, as required, the splays are setback 2 metres, no visibility at all could be achieved in a northern direction, due to the southern gable wall of the barn/dwelling. This raised obvious highway safety concerns, especially since the lane is narrow.
The new submission overcome this issue by repositioning the access away from the southern gable end wall, in a southerly direction approximately 7.5 metres away from the gable elevation. This consequently gives a significant improvement in visibility, especially towards the Cronk Bridge. The Highway Division have considered the application and have no objection to the proposal.
Overall, it is considered the proposal would comply with Housing Policy 11 of the Isle of Man Strategic Plan, and would overcome the previous concerns of the poor access arrangements. Therefore it is recommended the application be approved.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
The owner/occupier of Corvalley, Bollyn Road, Ballaugh
It is considered that the following do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
The owners/occupiers of 28 Glebe Aalin, Station Road, Ballaugh
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 29.07.2011
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 approval relates to the conversion of building into a dwelling as proposed in the submitted documents and drawings A, B, C, D, F/P and L/P all received on 19th April 2011.
C 3.
Prior to the occupation of the dwelling herby approved the existing corrugated galvanised sheet roof is to be removed and replaced with a natural or good imitation slate.
No development shall take place until full details of hard landscaping works have been submitted to and approved in writing by the Planning Authority and these works shall be carried out as approved. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of any of the proposed dwellings hereby permitted.
Prior to the occupation of the dwelling the new access is required to be completed in accordance with Drawing B.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made: Permitted Date: 2/8/11
Signed: Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed: Jennifer Chance Development Control Manager
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