Officer Planning Report

Planning Report And Recommendations {{table:8122}} ### Considerations {{table:8119}} ### Written Representations None received at time of drafting report ### Consultations {{table:8120}} {{table:8121}}

Officer's Report

Introduction

1. This application seeks approval for the conversion of barns and the erection of a single storey link extension to enlarge the existing dwelling. The proposal is considered to acceptable and in accordance with adopted policy.

The Site

1. The application site is the curtilage of Middle Kerrowglass, Peel Road, Michael. The site is situated on the south eastern side of the Kirk Michael Coast Road, accessed via a long track which meets the Coast Road on the northern side of Ballaquine Farm. The property Lower Kerrowglass is also accessed via the track. The site is occupied by a detached house which faces south and opposite to this at a distance of approximately 13.5m is a series of connected Manx stone barns arranged in a linear formation which steps down in height. The existing dwelling has recently been extended in compliance with 06/00098/B although the extension is not complete (see submitted photographs).

Planning Status

1. The application site is located within an area identified as being of High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order. Within the adopted Isle of

Man Strategic Plan 2007, the following policies are considered relevant in the assessment and determination of this application:

1. Environment Policy 1, which states:

"The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."

1. Housing Policy 11, which states:

"Conversion of existing rural buildings into dwellings may be permitted, but only where:

• (a) redundancy for the original use can be established;
• (b) the building is substantially intact and structurally capable of renovation;
• (c) the building is of architectural, historic, or social interest;
• (d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building;
• (e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and
• (f) the building is or can be provided with satisfactory services without unreasonable public expenditure.

Such conversion must:

• (a) where practicable and desirable, re-establish the original appearance of the building; and
• (b) use the same materials as those in the existing building.

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."

1. Housing Policy 15, which states:

"The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."

Planning History

1. The following previous planning applications are considered relevant in the assessment and determination of this application:

1. 03/01204/B sought approval for alterations and the erection of an extension and link conservatory to the main dwelling and conversion of part of an existing to a kitchen. This was approved.
2. 03/01205/B sought approval for the conversion of existing outbuildings to 5 tourist units. This application was refused with the reason for refusal stating:
3. "Whilst the Planning Committee does not object in principle to the conversion of the barns to tourist use, the scale of the proposed tourist use and level of traffic that would be generated by such development would result in an increase in vehicles entering into and exiting from the

farm lane. Due to the limited visibility onto the main road and the narrowness of the farm lane, the access is considered to be unsuitable to serve the proposed development, and would be dangerously unsafe."

1. 04/02212/B sought approval for an amendment to PA03/01204/B specifically proposing additional windows and a door fitted in the north east elevation, together with additional gable window in study. This was approved.

1. 05/01536/B sought approval to convert existing outbuildings into 5 self contained tourist units and amendments to the vehicular access. This application was withdrawn.

1. 06/00098/B sought approval for the re-building of an existing outbuilding to provide additional living accommodation. This approval related to a single storey outbuilding which projected off the front façade of the outbuildings which form the basis of this approval.

1. 06/00638/B sought approval for the erection of an agricultural building. This was approved.

1. 08/01270/A sought approval in principle to convert existing outbuilding into two self contained units to provide ancillary accommodation. This application was refused with the reason for refusal stating:

1. "Whilst the principle of converting the barns is in accordance with Housing Policy 11, the two self-contained units of accommodation and level of traffic that would be generated by such development would result in an increase in vehicles entering into and exiting from the existing lane. Due to the limited visibility onto the main road, the access is considered to be unsuitable to serve the proposed development, and would prejudice highway safety, contrary to Transport Policy 4 of the Isle of Man Strategic Plan 2007."

1. 08/02312/A sought approval in principle to convert existing outbuilding into additional ancillary accommodation. This was permitted.

1. 10/01136/B sought approval for alterations and erection of extension of a two storey extension. This was refused for the following reasons:

R1. "The proposed extension would be a dominant addition to the existing dwelling and stone barns and would adversely affect the delicate balance of form and character of the building group contrary to Housing Policy 15."

R2. "The proposed extension would be visible at close range from a public footpath and would result in unacceptable harm to public amenity and the amenities of the countryside contrary to Environmental Policy 1 and Housing Policy 15."

Representations

1. Michael Commissioners have indicated no objection to this application.

1. The Highways Division states that it does not oppose this application as it has no traffic management, parking or road safety implications.

The Proposal

1. This application seeks approval for alterations and the erection of a single storey extension. The new accommodation created would link the dwelling to the adjacent barns and would provide an open plan kitchen, dining and snug area. The existing bars would be converted to provide a utility room, lounge and two bedrooms. A structural report accompanies the application. The proposed link extension would assist in the formation of accommodation approved under PA08/02312/A.

Assessment

1. The key considerations in the assessment of this proposal are the impact of the proposal upon the character of the countryside, the impact of the development upon the character of the existing outbuilding and the impact of the development upon the existing dwelling.

Impact of the proposal upon the character of the countryside

1. The site is set within open countryside and accordingly Environmental Policy 1 is relevant. This requires the protection of the character of the countryside and presumes against development which would cause adverse impacts. The dwelling and barns are existing features of the landscape. What must be considered is how the single storey link and conversion of the barns would affect the current situation.

1. The link would be subordinate to both the dwelling and the barns which would serve to retain the importance of the existing buildings and prevent their character from being overwhelmed by the new connecting section.

1. The conversion of the barn would not alter the size of shape of the main two storey part of the building and in this sense impacts upon the wider landscape would be limited.

1. It is judged that the development would not cause harm to the character of the surrounding area.

The impact of the development upon the character of the existing outbuilding

1. Housing Policy 11 allows outbuildings with demonstrable interest in terms of their architectural, historic or social merit to be retained and converted to form a dwelling. It is judged that it is also feasible to use such buildings to provide additional living accommodation to an existing dwelling provided the building meets the requirements of HP11.

1. It has previously been accepted that the barn is acceptable for conversion under PA 08/02312/A which was assessed against the criteria of HP11. It is considered that the building continues to meet the provisions of HP11. As such the principle of converting the barn to form additional living accommodation is judged to be acceptable in that it would not undermine the character of the building and the structural survey sets out that the building can be converted as shown by the plans.

1. The proposal is for the extension of a traditional dwelling and therefore the development must be assessed against Housing Policy 15 of the Isle of Man Strategic Plan 2007 which states:

The impact of the development upon the existing dwelling

1. The objective of HP15 are to protect the character of the countryside by limiting the size of extensions to existing properties and to ensure that the balance of traditional properties is not destroyed by extensions that are dominant in scale and form.

1. The floor area of the proposed extension has been calculated to be less than 50% of that of the existing dwelling in accordance with HP15. It is considered that the design of the extension would not detract from either the existing dwelling or the barns and would allow a single dwelling to be formed from the existing built fabric. It should be noted that there is an existing extension to the front elevation of the dwelling which would be removed as part of this application to make way for the new link extension.

1. The proposal is judged to result in a positive outcome as it finds a new use for the barns which are attractive and forms a single dwelling which is conducive to the objectives of

sustainable development in that a separate new dwelling is not to be created by the development

Conclusion

1. It is judged that the proposal accords with policy and would allow the site to be developed sympathetically in a way that would preserve the existing stone barns.

Recommendation

Permit.

Party Status

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:

Michael Commissioners

The following are not afforded Interested Party Status:

The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 16.09.2011

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1.

The development hereby permitted shall commence before the expiration of two (2) years from the date of this notice.

C 2.

This approval relates to the conversion of barns and erection of a single storey extension to enlarge dwelling, Middle Kerrowglass Farm, Peel Road, Kirk Michael as shown by 01, 03 and 04 received 17th May 2011 and 02 rev P3 received 1st September 2011 and Existing South West Elevation received 13th September 2011.

C 3.

The roof(s) must be finished in dark natural slate.

C 4.

With the exception of the rear (south west) elevation of the existing barn, all existing stonework must be retained as such and must not be rendered, painted or similarly treated.

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 : 27/9/11

Signed : [Handwritten signature] Michael Gallagher Director of Planning and Building Control Delete as appropriate

Signed : [Handwritten signature] Jennifer Chance Development Control Manager