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24/00293/B Page 1 of 7
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00293/B Applicant : Mr Chris Lennon Proposal : Conversion of and alterations to existing cow shed to provide ancillary living accommodation (retrospective) Site Address : Ballamaddrell Farm Grenaby Road Ballabeg Castletown Isle Of Man IM9 4HD
Planning Officer: Paul Visigah Photo Taken : Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 08.05.2024 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The accommodation hereby approved may only be used in association with the main dwelling house 'Ballamaddrell Farm', Grenaby Road, Ballabeg and for purposes incidental to the use of main dwelling house as a single dwelling, for no commercial purposes and only in accordance with the internal layout as shown on the submitted Drawing No. 100 received 15 March 2024, and being retained thereafter.
Reason: The application has been assessed only in terms of this restricted use and any other use may have an adverse effect on the character and amenity of the area contrary to relevant Polices in the Strategic Plan 2016 and its use as an independent residential unit would not comply with the Strategic Plan 2016 policies regarding new residential development in the countryside.
C 2. Notwithstanding the details submitted, no approval has been granted for the extension of the residential curtilage. The residential curtilage remains as defined by the red line boundary under PA 19/00102/B.
Reason: To ensure proper control of the development and to reflect the information provided in the application, as the application does not propose to extend the residential curtilage and has not been considered as such.
N 1. FOR YOUR INFORMATION Please be aware that a ban on the installation of fossil fuel heating systems in any new building(s) and or extension(s), will come into force on 1st January 2025.
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You therefore are encouraged to ensure that your proposed development includes alternatives to fossil fuel heating systems if you believe that such works will not be completed by that date.
To this end, if you propose an alternative, such as air source or ground source heat pump(s), or any other heating system that would require planning approval, the details of this should be addressed now. This may require you to resubmit your planning application to accommodate the alternative permitted heating system proposed.
N 2. The approval hereby granted is for Conversion of and alterations to existing cow shed to provide ancillary living accommodation, and does not in any way serve as approval for the extension of the residential curtilage into the adjoining field (Field 425236).
This application has been recommended for approval for the following reason. On balance, the proposed development is considered to be acceptable in principle in this countryside location, without detriment to the character or amenities of the wider landscape or the amenities of surrounding residential properties. The application is, therefore, considered to comply with Environment Policy 1, Housing Policy 11, and General Policy 2, and is recommended for approval.
Plans/Drawings/Information; This decision relates to the documents and plans received 15 March 2024:
o Design Statement; o Drawing No. 001; and o Drawing No. 100. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site represents the curtilage of Ballamaddrell Farm, Grenaby Road, Ballabeg, Arbory. The site has a number of existing buildings within the curtilage including Ballamaddrell Farmhouse, garaging and an outbuilding. The current use of the broader site area includes agricultural use within field 425236 attached to the southern end of the residential curtilage.
1.2 The entire northern and eastern boundaries are enclosed by mature trees and shrubbery which lines the site boundary with the only open section being the western boundary and parts of the southern boundary. There is a fence that lines the boundary with Grenaby Art Studios on the west.
2.0 THE PROPOSAL 2.1 Planning approval is sought for Conversion of and alterations to existing cow shed to provide ancillary living accommodation (retrospective).
2.2 The existing building on site which measures 14.7m x 5.4m, and which is 4.8m tall at the tallest point (2.9m to the eaves), previously served as cow shed but has been used as a storage building associated with the residential use of the farmhouse in recent times. The building bears the appearance of traditional outbuildings common in the countryside, although it has been rendered over and painted.
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2.3 The main change to the building includes replacing the existing double door to the south elevation with a new set of patio doors measuring about 2.9m wide. Other changes to the building includes adding door surround s to both doors serving the outbuilding and replacing the existing windows with new dark grey units (materials details not provided). The side door is also replaced with a new dark grey unit.
2.4 A new timber decking which measured 5.4m x 3.3m, with a chamfered end and is about 550mm tall from the ground level to its top has been erected to provide direct access from the new patio doors to the garden area. New flag steps at the chamfered end provides direct access down the decking.
2.5 The building has been altered internally to create a new games room in the larger area, with the smaller area partitioned to create a bathroom (changing area), and utility. Foul waste is to discharge to existing septic tank / treatment plant via existing private drainage.
2.6 The applicants have provided a Design Statement which states the following: o The last known use of the building was used as a storage building associated with the residential use of the farmhouse. o The existing use of the building for storage is now redundant as the applicant has adequate agricultural storage within the agricultural building in field 425236 P/A 21/00124/B refers and residential storage within the existing garage. o The building was as in good condition and benefitted from refurbishment by previous owners to create a watertight store used exclusively in the enjoyment of the house. o Historically the building would have been as a cow shed associated with the former farm. o The existing building and proposed building will have a floor area measuring of 81m2. No extensions are proposed. o Primary access to the Cow Shed from the Farmhouse is via a stepped pathway off the existing patio. Unbound gravel surfacing extends from this access to the raised timber decking area where there is further access via the bi-fold doors. There is no vehicular access to the proposal building.
3.0 PLANNING POLICY 3.1 Site Specific 3.1.1 The application site is shown on the Area Plan for the South as being within an area designated as not for a particular purpose, as the site sits outside the settlement boundary of Ballabeg. The site is not prone to flood risks as shown on the Isle of Man Indicative Flood Risk Maps. Whilst there are no Registered Trees on site, the northern section of the site, which includes over 50 percent of the dwelling sits within a Registered Area, although the building which is the subject of the current application sits just south of the Registered Tree Area.
3.2 Area: Area Plan for the South 3.2.1 On the draft Landscape Character Appraisal the site lies within an area of Incised Inland Slopes where the following advice is available, Ballamodha, Earystane and St Marks (D14): 3.2.1.1 The overall strategy is to conserve and enhance the character, quality and distinctiveness of the area, with its wooded valley bottoms, its strong geometric field pattern delineated by Manx hedges, its numerous traditional buildings and its network of small roads and lanes. The strategy should also include the restoration of landscapes disturbed by former mining activities.
3.2.1.2 Key Views Distant views prevented at times by dense woodland in river valleys and by the cumulative screening effect of hedgerow trees, which tend to create wooded horizons. Open and panoramic views out to sea from the higher areas on the upper western parts of the area where there are few trees to interrupt views.
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3.2.1.3 Implications are:
i. To protect the tranquil, rural character of the area with its open views. ii. Sensitive location of new buildings and the use of screen planting. iii. Avoidance of physical or visual amalgamation of roadside housing. iv. Protection and enhancement of the identity of Ballabeg and Colby by the conservation of the rural character of the adjacent landscape.
3.3 National: STRATEGIC PLAN (2016) 3.2.2 The Strategic Plan stipulates a general presumption against development in areas which are not designated for a particular purpose and where the protection of the countryside is of paramount importance (EP 1 and GP3). There is, however, provision for the conversion of some rural buildings into living accommodation (Housing Policy 11) and this requires the building to be converted, to be of historic, architectural or social interest. There is a general presumption against the creation of residential units outwith existing settlements in the interests of sustainability (Strategic Policy 2 and Housing Policy 4).
3.3 Relevant Strategic Plan Policies: a. General Policy 3 - Exceptions to development in the countryside. b. General Policy 2 - General Development Considerations. c. Environment Policy 1 - Protection of the countryside and inherent ecology. d. Housing Policy 11 - Conversion of existing rural buildings into dwellings may be permitted, but only where; they're original use is redundant, it's structurally capable of renovation and of notable interest to warrant conversion, is large enough to form a satisfactory dwelling and would not be incompatible with adjacent uses and that it can be provided with necessary services. e. Strategic Policy 1 - Efficient use of land and resources. f. Strategic Policy 2 - Priority for new development to identified towns and villages. g. Strategic Policy 5 - Design and visual impact. h. Spatial Policy 4: identifies Ballabeg as one of the other villages not regarded as service villages, where development should maintain the existing settlement character and should be of an appropriate scale to meet local needs for housing and limited employment opportunities. i. Transport Policy 4 - Highway safety j. Transport Policy 7 - Parking provision and standards.
4.0 PLANNING HISTORY 4.1 The site has been the subject of the following previous planning application which are considered relevant to the current application:
4.2 PA 09/01119/B for Alterations and erection of an extension to dwelling house - Approved. The extension enabled internal alterations to create larger living spaces, with bedrooms reduced from five to four. The utility was to be relocated to the new extension which was to also house a WC and porch.
4.3 Approval was granted under PA 10/01175/B for Erection of a sunlounge extension to side elevation.
4.4 PA 10/01178/B was granted approval for Door and window alterations to existing outbuilding. The building which is the subject of the current application was altered to close up the door and windows to the west elevation, while new door and windows were created on the east elevation with anew double door on the south elevation.
4.5 The main farm dwelling to which the cow shed serves was granted approval for Erection of single storey extension and detached motorhome garage under PA 19/00102/B which was approved by the Planning Committee in July 2019. This enabled the creation of a large garden room to the rear of the dwelling on site, which sits just north of the cow shed.
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4.6 Recently, approval was granted in April 2021 under PA 21/00124/B for Erection of an agricultural building. This building current serves the agricultural use of the adjoining field (425236).
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 DOI Highways find the proposal to have no significant negative impact upon highway safety, network functionality and/or parking, providing the proposals remain ancillary to the existing accommodation on the site (29 March 2024).
5.2 Arbory and Rushen Parish Commissioners support the application (19 April 2024).
5.3 No comments have been received from neighbouring properties.
6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are: a. The principle of the development (GP3, EP1, HP 11); b. The visual impact (GP2, STP5); and c. Impact on neighbours (GP2)
6.2 The Principle of Development 6.2.1 Although, the proposal does not fit specifically into any of the criteria for acceptable development as set out in General Policy 3, regard must be given to the reasonableness of the scale and siting of the proposed development especially in terms of its potential future impact on the countryside. As there is an existing dwellinghouse within the curtilage of the site and the proposal is to convert the outbuilding to ancillary accommodation, it is relevant to give greater weight to Housing Policy 11.
6.2.2 The conversion of the property to ancillary accommodation would create a unit providing services that would be reliant on the main dwelling, whilst serving to support the existing dwelling on site. Access to the building would be from the shared driveway and through the main dwellinghouse. The units would share the amenity space and there would be no satisfactory way in which this could be subdivided for the mutual enjoyment of both given the attached physical relationship between the existing buildings on site. This results in the reliance of the accommodation on the facilities of the main house and as such limits the use of the unit as a self-contained residential unit.
6.2.3 Granting the policies against which the principle should be assessed (GP3, STP 4) make it quite clear that any new development should be directed to land designated for such uses and should be within those existing settlement boundaries listed in Appendix 3 and the spatial hierarchy. It also states that only existing rural buildings of that are of special interest should be converted for alternative uses. In this case, whilst the application site sits outwith the settlement boundary of Ballabeg, the existing cow shed is of historic interest, being of similar appearance to agricultural buildings that serve such uses in the islands countryside.
6.2.4 Aside from the factors highlighted above, the existing building is redundant as a cow shed and has not served such purpose for a long time. Moreover, a new larger agricultural building that would meet the agricultural needs of the adjoining filed has been erected on the farm which reinforces the redundancy of the existing building, with the current scheme now seeking to make best use of this underused building in line with Strategic Policy 1.
6.2.5 Based on the foregoing, it is considered that the principle of the proposal is acceptable but any approval would require a condition restricting the building use to be 'ancillary' to the main dwelling and not a separate planning unit.
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6.3 Impact on the site and surrounding countryside. 6.3.1 With regard to the potential visual and landscape impacts of the proposal, the scope of works are not judged to cause harm to the appearance of the main building or considered to harm the character and quality of the landscape and wider surrounding area. The building is not readily visible from the main road, and the alterations to the external appearance of the building would only be in the form of installing new patio doors to the south elevation, in addition to the addition of door surrounds. Besides, the proposed works would improve the appearance of the building whilst retaining the traditional form and appearance, thus making the alterations fitting to the property.
6.3.2 Therefore, it is considered that the level and scale of development proposed within this planning application are considered to be relatively minor, mainly consisting of minimal intervention in the fabric of the building to form ancillary accommodation, which would be wholly reliant on the main dwelling. The proposal is not judged to cause any material harm to the enjoyment of the landscape or considered to harm the character and quality of the countryside.
6.4 Impact on neighbours (GP 2 & HP11) 6.4.1 In terms of impacts on neighbouring amenity, it is considered that there would be no impacts on neighbouring amenity even though the building sits on the boundary with the adjacent property at Grenaby Studios, Grenaby Road. This is hinged on the fact that the new fenestration would look southwards and not towards this neighbour.
6.4.2 Whilst the new decking area south of the building holds the potential to result in overlooking of the neighbouring property, the existing boundary treatment allows mutual overlooking of both properties. It is also considered that the part of the neighbouring property that directly adjoins the application building are areas with mature landscaping which would diminish any privacy concerns.
6.4.3 Given the above, it is judged that the use of the existing building as ancillary accommodation would not result in adverse impacts upon the living conditions of the neighbouring properties, and as such the proposal would conform to General Policy 2, and Housing Policy 11 (e) which requires that residential use of converted buildings should not be incompatible with adjoining established uses.
7.0 CONCLUSION 7.1 The proposed development is considered to be acceptable in principle in this countryside location, without detriment to the character or amenities of the wider landscape or the amenities of surrounding residential properties. The application is, therefore, considered to comply with Environment Policy 1, Housing Policy 11, and General Policy 2, and is recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
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8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 4(2) who should be given Interested Person Status. __
I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 10.05.2024
Determining officer Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
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