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16/00061/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00061/B Applicant : Nicola Shaw Proposal : Conversion of adjacent barn to ancillary living accommodation Site Address : Ballnalargy Cottage Dalby Isle of Man IM5 3BP
Case Officer : Miss S E Corlett Photo Taken :
Site Visit : 08.02.2016 Expected Decision Level : Officer Delegation
Officer’s Report
THE SITE 1.1 The site is the curtilage of an existing stone outbuilding, part of which has a full roof, the other part only its supporting walls, which lies within the residential curtilage of Ballnalargy Cottage which lies on the landward side of the A27, roughly equidistant between Glen Maye and Dalby. The dwelling and building sit to the rear of another property Ballnalargy Bungalow which fronts onto the main road. The application site extends down towards but not right up to the main road.
1.2 Ballnalargy Cottage is situated 50m from the road and is a traditional Manx cottage, very well screened from the road by Ballnalargy Bungalow and Ballnalargy Farm. These buildings also screen the building to the rear which is just visible on the skyline, if one looks that way: generally the view is across the road out to sea and along the coastline of the Island where the views are quite spectacular.
1.3 There are a number of converted buildings in close proximity to the application site - Ballalonna has some very handsome stone outbuildings which have been converted to tourist accommodation and used as such for some time, clearly visible from and close to the road, and slightly further towards Glen Maye is a building similar to the application site, where a stone and render outbuilding which sits parallel to the road, has been approved for conversion to two tourist units (PA 08/00286/B) at Close Moar.
1.4 When next to the application building, the farm buildings associated with Ballalaa are visible to the east over the hill.
1.5 Access is shared with Ballnalarghy Cottage and at the bottom end of the concrete drive is the junction with Ballnalarghy Bungalow in which the access onto the road is vested. Visibility from the entrance to the north east is around 75m and to the south west is greater, over 100m.
THE PROPOSAL 2.1 Proposed is the conversion of the outbuilding to a dwelling. The physical works involve the opening up in the south eastern gable of a window which is currently blocked off, the addition of one window in the north eastern (front) elevation and the slight enlarging of another and the insertion of two rooflights in the newly built roof on the higher part of the building which is currently roofless. One additional window will be added to the rear elevation along with one rooflight and the existing door in the north western gable facing Ballnalargy Cottage will be replaced with glazing. The drawings show no indication of any new or rebuilt fabric.
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2.2 The new dwelling will have a bedroom on the first floor with the rest of the floor open and a second bedroom on the ground floor beneath with bathroom facilities. A lounge and kitchen are alongside with a door into the kitchen as well as a front door into the hall beside the ground floor bedroom.
2.3 Vehicular access to the new dwelling would go only as far as the existing access and car park serving Ballnalargy Cottage from where occupants will walk up the existing path to the new dwelling.
2.4 The structural report which accompanies the drawings, which is based upon a visual inspection without any work to expose concealed elements of the building, describes the building as having external walls which are reasonably plumb and straight and reasonably level door and window heads. It describes the mortar as soft to firm with decayed timber lintels and embedded timber built into the walls. It notes a partial collapse of the north (front) facing wall of the roofless part of the building with loss of stone and a vertical crack on the roofed part of the building and a slight outward bow above the window head level on the north and south facing walls.
2.5 They recommend that the building is suitable for conversion with stitching of the vertical crack and the provision of a first floor in the roofed building to help restrain the external walls adjacent to the existing bow, the replacement and/or repair of the roof timbers on the existing roof and the need for underpinning examined through the reduction of the external and internal ground levels.
PLANNING POLICY 3.1 The site lies within an area not designated for any particular purpose and of High Landscape Value and Scenic Significance. There are policies within the Strategic Plan which support the conversion of existing rural buildings as follows:
Housing Policy 11: "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 plans; 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 building of similar, or even identical form.
Further extension of converted buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character."
PLANNING HISTORY 4.1 The site has been the subject of the following previous applications:
4.2 PA 05/00461/A - approval in principle for conversion of adjoining barns to holiday accommodation - refused for the following reason:
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"The proposal to convert the barns to holiday accommodation would be contrary to the policies set out in Planning Circular 3/89 'Renovation of buildings in the countryside' in that:-
i) (a) the buildings are not registered or worthy of registration; i) (b) the buildings do not have any particular architectural, historic or social interest; and i) (c) it is judged that the buildings do not contribute beneficially to the character of the countryside as viewed from highways, footpaths, or other places accessible to the public.
ii) It is not considered that the buildings are redundant in that one of them appears to be currently being used for domestic storage in association with the adjacent dwelling which would appear to be an appropriate use for the building.
iii) Notwithstanding the above insufficient information has been provided to indicate that the buildings could satisfactorily be converted to form holiday accommodation without the need for rebuilding and/or extensions and that such a use would be viable.
and
The sightlines for the proposed driveway onto the adopted highway are inadequate to serve the needs of the development and there are insufficient details given of parking and access requirements to evaluate the application."
4.3 PA98/02067/B - renovation of disused dwelling - approved. This relates to what is now Ballnalargy Cottage and the Highways Authority recommended that the application be approved.
4.4 PA 96/01737/A - approval in principle for renovation of derelict dwelling and renovation of barn to dwelling. The renovation of the cottage was approved but the use of the barn as a dwelling was refused as it was not considered that it constituted something sufficiently intact to satisfy Planning Circular 3/89 - The Renovation of Buildings in the Countryside nor was it considered to be detrimental to the amenities of the countryside in its present form, unlike the cottage and there was doubt that the building was sufficiently large to provide enough space for a residential unit.
4.5 PA 92/01065/A - approval in principle for conversion of barn with extension to form private dwelling - refused. This was refused as the building was not sufficiently intact and was considered to have no architectural or social interest so did not warrant renovation. It was also considered to be contrary to the Planning Circular on New Residential Development in the Countryside (1/88).
REPRESENTATIONS 5.1 Department of Infrastructure Highway Services indicate that the application has no highway implications (29.01.16).
5.2 Patrick Parish Commissioners indicate that they have no comment to make (10.02.16).
ASSESSMENT 6.1 The issues here are whether the scheme complies with the provisions of Housing Policy 11, noting whether the concerns raised in the earlier applications have been addressed. It is also relevant whether there is a safe means of access to and egress from the site (regardless of the fact that Department of Infrastructure Highway Services indicate that there are no highway implications).
6.2 In looking at Housing Policy 11 it is relevant to consider how this differs from Planning Circular 3/89. The former deals specifically with the conversion of buildings to dwellings and the latter to any new use. Environment Policy 16 of the Strategic Plan provides guidance on the conversion of buildings to any use other than housing. Both policies are both similar to each other and in intent to PC 3/89 in that they aim to find uses for buildings which, it is considered should not be allowed to fall into disrepair. The Strategic Plan policies differ slightly from PC 3/89 where the matter of the
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desirability of preserving the building is discussed, PC 3/89 simply requiring that such buildings are of Registered or worthy of Registration, are otherwise of particular architectural, historic or social interest or contribute beneficially to the character of the countryside as viewed from highways, footpaths or other places accessible to the public.
6.3 The Strategic Plan Environment Policy 16 however, states that eligible buildings will be those "of historic, architectural or social interest or otherwise of visual attraction". There is no reference to the buildings having to be publicly visible. Furthermore, Housing Policy 11 is preceded by the following:
"8.10.1 Throughout the countryside there are examples of buildings which are no longer suitable or needed for their originally intended use, but which are of sufficient quality or interest to warrant retention and re-use.
8.10.2 Conversion of such buildings into dwelling can make a useful contribution to the housing stock, ensure retention of our built heritage, and improve the appearance of what might otherwise become derelict fabric".
6.4 The Strategic Plan therefore widens the range of buildings which may be considered eligible for conversion and provides support through reference to the Island's housing stock. It is considered that given this additional information, the application building complies with the Strategic Plan requirements and is eligible for consideration for conversion to another use.
6.5 The Strategic Plan also provides more information on what constitutes a building being intact which is not present in PC 3/89. In the past it has been considered that if a building has no roof, it is not structurally intact which is the case in some of the applications on this site. Housing Policy 13 of the Strategic Plan which provides information on the renovation of former dwellings, states that this provision applies to buildings which are substantially intact "this will involve there being at least three of the walls, standing up to eaves level and structurally capable of being retained".
6.6 In this case, the application has demonstrated that the building is capable of being converted and in fact the introduction of internal floors will help stabilise it. As such it is considered that the building complies with the Strategic Plan requirements for structural stability.
6.7 Redundancy: the applicant has provided photographs of the inside of the building which demonstrate that it is not being actively used at present other than for the storage of timbers.
6.8 The building is not being changed externally and there are no proposed changes to the area surrounding the building and as such there are no concerns about the visual impact of the proposed works on the character and appearance of the existing buildings. In addition, the building is some distance from the road and whilst it would be apparent to anyone looking for and at the building from the highway, that a roof had been placed upon the currently roofless part of the building, this is unlikely to have a significant impact on the building as viewed in the landscape.
6.9 It is considered that like the building at Cronk Moar, the renovation of this building will not detract from the character and appearance of the countryside and complies with the provisions of EP16 and is recommended for approval. It is not considered necessary to restrict this to occupancy ancillary to that of the main dwelling as the building is clearly large enough and positioned so as to be occupied separately quite satisfactorily.
PARTY STATUS 7.1 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 (e) The local authority in whose district the land the subject of the application is situated.
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: 22.02.2016
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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 proposed accommodation may be used as a single, self-contained living unit.
REASON: for clarification.
N 1. For the avoidance of doubt, no approval is hereby granted to the rebuilding of any fabric which is not shown as such on the approved drawings and the undertaking of demolition or rebuilding of existing fabric other than as shown in the drawings, may invalidate the approval granted and may not ultimately be approved, given the provisions of Housing Policy 11 and the recommendations of the applicant's structural engineer's report.
This approval relates to drawings 15/48/01 and 15/48/02 received on 22nd January, 2016.
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I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date : 24.02.2016 Determining officer
Signed : J CHANCE
Jennifer Chance
Head of Development Management
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