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16/00129/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00129/B Applicant : Mr Andrew Corlett Proposal : Conversion of redundant farm buildings to five self-contained holiday cottages with parking Site Address : Outbuildings North Baldrine Farm Baldhoon Road Laxey Isle Of Man
Case Officer : Miss Abigail Morgan Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE SITE
1.1 The application site is a part of North Baldrine Farm, a holding located off the Baldhoon Road in Baldrine. The farm has at just north of the Farmhouse a small group of farm buildings. All are situated at the end of a 500m-long driveway; it is the cluster of buildings that are the subject of this application.
1.2 The buildings in question comprise one L shaped building which is predominantly two storeys, apart from a section in the centre that is single storey. Another single storey structure lies to the south of the L-shaped building; together they form a small courtyard.
1.3 All of which have fallen into a state of disrepair as they are no longer fit for modern agricultural processes.
1.4 There are some areas of interesting and attractive brick surrounds to door and window openings.
2.0 THE PROPOSAL
2.1 This application seeks approval for the conversion of the buildings into 5 units for tourist accommodation, with the following amendments to the buildings;
o All existing windows/apertures to have timber windows with dark stain o 12 x rooflights to be heritage type in black o All proposed doors to be timber styled to match existing door (which is in barn proposed to become unit 3) o Stonework to be re-pointed with lime mortar where required o Area behind units 4 and 5 to be excavated and uncover existing stone wall o Erection of screen wall in stone between patio areas for units 3 and 4 - 2.5m deep x apx 2m high o Creation of retaining wall around patio for unit 3 post excavation and erection of 1.1m fence atop - length unknown o Existing portal framed barn to provide parking for two cars o Re-laying out of existing parking area to provide 6 spaces separated from rest of farm by 1.1m fence
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o Parking for unit 1 (disabled persons units) - 2 spaces in courtyard o Courtyard to be paved (no other details) o Communal boiler house and laundry to be provided in building adjacent to unit 1 o All units are 2 bed
o Unit 1 - existing lean to roof to be re-done to a pitched roof with slate, stone to be reused to construct the proposed extension - designed to be disabled persons unit o Erection of pitched roof single storey extension 4m x 3.8m x 2.9m to eaves x 4.2m to ridge North east elevation o Opening at ground floor to create patio door with Juliet balcony o Window in proposed extension South west elevation o Window in proposed extension south east elevation o 3 x rooflights in new pitched roof o No other changes north west elevation o All existing openings to be reused - no proposed changes to size of openings to become windows or doors.
L-shaped building (proposed units 2-5) o Unit 2 to have new slate roof with one rooflight North east elevation o Existing arched barn door openings to be glazed with door and side and top rooflights o Opening at first floor to become window, to match adjacent bottom part to be stone to match o Opening at ground floor to become door South west elevation o Re-opening of previous blocked up opening and insertion of new window o Two existing openings to be glazed o New opening to be created for window to cloakroom, 1m x 0.35m
o Unit 3 (single storey building) North east elevation o Two new windows in existing openings o New door in existing opening South east elevation o Existing opening to be glazed o Insertion of 3 x rooflights North West elevation o Creation of 2 new openings - door and window to lounge give access to light and patio
o Unit 4 o New 7 x rooflights South east elevation o Existing arched barn door opening to be glazed with door and side and top rooflights o Insertion of 3 x rooflights o Creation of 2 new windows - sized to match existing openings North West elevation o Insertion of 3 x rooflights o Existing arched barn door opening to be glazed with door and side and top rooflights South West elevation o Opening at first floor to become window, to match adjacent bottom part to be stone
o Unit 5
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North east elevation o Insertion of triangular glazed window at first floor level South West Elevation o Four existing openings to become 3 x windows and door - ground floor openings to remain same size first floor to be made smaller for window and area under window to be stone to match
3.0 PLANNING HISTORY
3.1 There is no planning history for the barns, however in 1995 approval was granted for rebuild of the farmhouse and an extension in 2003.
4.0 PLANNING STATUS
4.1 In terms of local plan policy, the application site lies within an area zoned as an Area of High Landscape or Coastal Value and Scenic Significance under the Laxey and Lonan Area Plan 2005 and therefore not designated for development.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains six policies that are considered specifically material to the assessment of this current planning application:
4.3 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: a) essential housing for agricultural workers who have to live close to their place of work (Housing Policies 7, 8, 9 and 10) b) conversion of redundant rural buildings which are of architectural, historical, or social value and interest (Housing Policy 11) c) previously developed land which contains a significant amount of buildings where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental and where the development proposed would result in improvements to the landscape or wider environment d) the replacement of existing rural dwellings (Housing Policies 12, 13 and 14) e) location-dependant development in connection with the working of minerals or the provision of necessary services; f) building and engineering operations which are essential for the conduct of agriculture or forestry g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative and h) buildings or works required for interpretation of the countryside, its wildlife or heritage."
4.4 Environment Policy 1 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."
4.5 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape of 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 difference 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: a) the development would not harm the character and quality of the landscape; or b) the location for the development is essential."
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4.6 As such, there is a general presumption against development as set out in Environment Policies 1 and 2 and General Policy 3 of the Strategic Plan.
4.7 There is, however, provision for the re-use and conversion of existing buildings of interest to dwellings in Housing Policy 11 and also to tourist accommodation in Environment Policy 16 and Business Policy 12.
4.8 Environment Policy 16 states "The use of existing rural buildings for new purposes such as tourist or small-scale industrial/commercial use may be permitted where: a) it is demonstrated that the building is no longer required for its original purpose and where the building is substantially intact and structurally capable of renovation; b) the reuse of the building will result in the preservation of fabric which is of historic, architectural, or social interest or is otherwise of visual attraction; c) it is demonstrated that the building could accommodate the new use without requiring extension or adverse change to appearance or character; d) there would not be unacceptable implications in terms of traffic generation; a)[sic] conversion does not lead to dispersal of activity on such a scale as to prejudice the vitality and viability of existing town and village services; and f) the use of existing buildings involves significant levels of redevelopment to accommodate the new use, the benefits secured by the proposal in terms of impact on the environment and the rural economy shall outweigh the continued impact of retaining the existing buildings on site."
Proposals to convert rural buildings to residential accommodation will be considered along with the advice given at Section 8.10 of this document."
4.9 Paragraph 8.10 of the Strategic Plan outlines Housing Policy 11 and its supporting text.
4.10 Business Policy 11; states that tourism development needs to be in accordance with Environment Policy 16.
5.0 REPRESENTATIONS
5.1 Lonan Commissioners recommend approval. 24.02.2016.
5.2 DOI Highways originally objected to the application on the basis that passing places needed to be provided. 16.02.16. This information was provided in plan 03.03.16. They have confirmed that the proposal passing places are acceptable, subject to a conditions requiring parking areas at cottages to be kept clear and that the passing places be constructed and be kept clear. 04.04.16.
5.3 DED has written in support of the application. 18.02.2016.
5.4 The MHK for the area, Speaker of the House of Keys, Stephen Rodan writes in support of the application, welcoming it as a contribution to the local Laxey economy. He considers that the scheme will complement the work which has been undertaken in the village centre and complies with the draft policy of Planning and the Economy. He does not consider that the scheme has any adverse impacts (01.03.16).
6.0 ASSESSMENT
6.1 Environment Policy 16 and Housing Policy 11 set out the fundamental tests against which an application for conversion of the barns to tourist accommodation.
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6.2 With regard to paragraph (a) of Housing policy 11 (HP11) and Environment Policy 16 (EP16), it is considered that the barns are no longer required to be used in relation to agricultural (i.e. its original use) and that they are redundant.
6.3 With regard to the remainder of paragraph (a) of EP16 paragraph (b) of HP11, these deal whether the building is substantially intact and structurally capable of renovation. A structural report has been carried out and submitted which concludes they are suitable for conversion.
6.4 With regard to paragraph (c) of HP 11 and paragraph (b) of EP 16 the barns are Manx stone barns, which are considered to have retained their character and quality and have architectural interest significant to warrant its retention.
6.5 Paragraph (d) of HP11 and paragraph (c) of EP 16 states that the building should be 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 and that the buildings can accommodate the new use without requiring extension or adverse change to appearance or character. The submitted plans show that the proposal would have the most significant effect on the barn proposed to be unit 1, roof change and an extension to unit 1 to accommodate a kitchen and the inclusion of additional openings in the roof, while this is a change to the overall appearance and character of the building it is my opinion that it would not be adverse when considered in conjunction with the overall proposals. In respect of the other barn whilst the designs use the existing apertures the majority maintain the existing proportions and where new doors are being introduced they relate to others that are being provided.
6.6 A careful balance between ensuring that any changes do not adversely affect the character of the building and providing suitable tourist accommodation needs to be struck. It is considered that the proposed changes do achieve this balance, however need to have particular regard to materials.
6.7 Paragraph (d) of EP16 is concerned with traffic generation and as there are a number of buildings on the road to the barns need to consider an increase of traffic passing to the front of the farmhouse and the others. Highways have suggested a number of conditions to ensure highway safety which have been applied.
6.8 The proposed materials particularly for the windows can have an important impact on the overall appearance. Proposed here are timber windows and doors with a dark stain, timber windows can achieve a slim line profile that would be more in keeping with the barns current appearance.
6.9 As a result, it is concluded that the planning application complies with Environment Policy 16 and Housing Policy 11 of the Isle of Man Strategic Plan 2007.
7.0 RECOMMENDATION
7.1 It is recommended that the application be approved, subject to conditions.
8.0 PARTY STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
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(c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material , in this case, Department of Infrastructure Highway Services and Department of Economic Development and (e) The local authority in whose district the land the subject of the application is situated.
SHK Stephen Rodan is not directly affected by the proposal, although his comments are welcome, and he should not be afforded interested person status in this case.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 07.04.2016
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. The holiday lets hereby permitted shall not be used or occupied other than for the provision of short let holiday accommodation and shall not be used as separate dwellings. No person(s) shall occupy or use the accommodation hereby permitted for a single period or cumulative periods exceeding 28 days in any calendar year.
Reason: To ensure that the development is only used and occupied as short let holiday accommodation and to prevent the creation of a unjustified separate dwellings in the countryside.
C 3. Prior to the occupation of any holiday cottage the car parking and manoeuvring areas, as shown on drawing C/8006/ 3A date stamped received 5 February 2016, shall be provided and remain free from obstruction thereafter.
Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.
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C 4. Prior to commencement of development a plan detailing the location of the passing places, shall be submitted to and approved in writing by the Department. All proposed passing places shall be constructed and be operational prior to the use hereby approved being brought into use and shall thereafter be retained and be kept free from obstructions.
Reason: In the interest of highway safety
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This approval relates to drawing numbers: C/8006/1, 2, 3A, 4A, 5A, Structural Report and Design and Access Statement all date stamped as received 5 February 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 18.04.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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