DEC Officer Report

Application No.: 24/00308/B Applicant: Mr And Mrs Moore Proposal: Refurbishment of barns to living accommodation with new sunroom extension. New garage door. New roof to external store and covered log store. Site Address: Ballamoar Mullinaragher Road St Marks Ballasalla Isle Of Man IM9 3AQ Planning Officer: Vanessa Porter Recommended Decision: Permitted Date of Recommendation: 18.04.2024

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The approved accommodation can only be used as ancillary accommodation to Ballamoar, Mullinaragher Road. The accommodation cannot be rented out or sold separately from Ballamoar, Mullinaragher Road. Reason: Any changes outside the approved use would require a separate planning approval.
• C 3. The development hereby approved shall not be commenced unless a bat and bird mitigation plan has been submitted to and approved in writing. The mitigation plan shall include the type, specification, location of the bat roost room, bat access tile and bat boxes, new nesting locations suitable for barn swallow, an open fronted next box suitable for wagtails and robins and an integral brick suitable for swifts. Details should also be provided about the measures to be implemented to prevent collisions on to clear glass balustrades. Measures could include use of etching, ultraviolet coatings or decals. The proposals shall be carried out in accordance with the approved details and retained thereafter.

• Reason: In the interests of protecting and enhancing the biodiversity of the environment.
• C 4. No permission is hereby given for the installation of any external lighting to the barn hereby approved, unless a low level lighting plan, in accordance with the Bar Conservation Trust and Institute of Lighting Professionals Guidance Note 08/23 - Bats and Artificial Lighting

(2023), is submitted to and approved in writing to the Department prior to works commencing and this approved lighting scheme shall be installed prior to occupation of the barn and retained thereafter.

Reason: To safeguard roosting bats and in the interests of biodiversity. This application has been recommended for approval for the following reason. The whole proposal is deemed to accord with Strategic Policy 3, General Policy 3, Environment Policies 1 and 42, Housing Policies 11 and Transport Policy 7 of the Isle of Man Strategic Plan and is recommended for approval. Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 13th March 2024:

• o Drawing No.001
• o Drawing No.002
• o Drawing No.100
• o Drawing No.101
• o Drawing No.301
• o Drawing No.300
• o Planning Statement
• o Ballamoor Farm Protected Species Survey: Birds dated July 2023
• o Email re Bat Method Statement
• o Bat Method Statement for replacement of the soffits and drainage pipes
• o Structural Appraisal
• o Manx Bat Group _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is within the residential curtilage of Ballamoar, Mullinaragher Road, St Marks, Ballasalla which is a detached property situated within its own grounds to the East of Mullinaragher Road. - 1.2 The site is accessed off a driveway and has a driveway which runs around a raised lawned garden, though a courtyard and back past the lawned garden. To the North West of the site is an agricultural barn. - 1.3 There is a right of way which is situated to the South and West of the site. THE PROPOSAL

2.1 The current application seeks approval for the following main but not limited to items;

2.2 Redevelopment of the existing barn which is to include the creation of three bedroomed property, which is to have a flat roofed garden room/lounge situated to the Western elevation. The addition of the extension will also include removal of a staircase and the installation of a large sunken garden, which is to surround the extension. This will also include the removal of an existing stone wall and erection of new stone walls/retaining walls to this area. - 2.3 The removal of the existing garage doors, with the installation of windows, with the installation of garage door to the Western elevation. - 2.4 Alteration and extension of the existing store to the Northern end of the site to create an enlarged store and covered log store. PLANNING HISTORY

3.1 There are several previous applications situated upon the site, of which none are relevant in the assessment of this application. PLANNING POLICY - 4.1 The site lies within an area zoned as an "not zoned for development" on the Area Plan for the South. The site is not within a Conservation Area, Flood Zone, nor an area zoned as High Landscape or Coastal Value and Scenic Significance.

4.2 In the first instance General Policy 3 is the most relevant Strategic Plan policy which sets out the exceptions for development within areas not zoned for development. This is then followed by Housing Policy 16 for the proposed alterations and extension of the existing store which seeks that the extension of non-traditional dwellings do not increase the impact of the dwelling when viewed from the public, with the proposed alterations and extension of the barn being followed by Housing Policy 11 which sets out the criteria for the conversion of existing rural buildings into dwellings. - 4.3 The above policies are then followed by the below Strategic Policies;

• Strategic Policy 1 - Development must make the best use of resources
• Strategic Policy 2 - Priority for new development to identified towns and villages Strategic Policy 5 - Design and visual impact Strategic Policy 10 - Sustainable Transport Strategic Policy 10 - Housing Needs general Policy 2 - general development considerations Environment Policy 42 - Designed to respect the character and identity of the locality Housing Policy 4 - Location of new housing and exceptions Transport Policy 1 - Proximity to existing public transport Transport Policy 4 - Highway Safety Transport Policy 7 - Parking Provisions

4.4 The Department has published the Residential Design Guide (2019) which, although focused on dwellings within settlements, does offer advice in relation to visual impact and the impact on neighbours. - 4.5 It is also relevant to note Planning Circular 3/91 "Guide to the design of residential development in the countryside," which provides advice on residential development within the countryside. REPRESENTATIONS

5.1 Highway Services have considered the application and state, "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the proposals are accessed of a low traffic rural route. The applicant is advised to consider an EV charging point for the new accommodation to aid Net Zero ambitions." (22.03.24)

5.2 Malew Parish Commissioner have considered the application and have no objections. (04.04.24)

5.3 DEFA's Ecosystems Policy Officer has written in to state that the information provided within the documents is deemed acceptable and request that there is a condition prior to commencement regarding bat and bird mitigation and that there is a condition stating that no outside lighting is approved. (12.04.24) ASSESSMENT - 6.1 The main issues to consider in the assessment of this planning application are:

• - Principle of extension to store / alterations to the main dwelling
• - Alterations to dwelling
• - Extension of existing store
• - Principle of barn conversion
• - Impact upon the countryside
• - Residential amenities for future occupants/ Potential separation of site
• - Ecology
• - Other matters

- 6.2 PRINCIPLE OF EXTENSION TO STORE / ALTERATIONS TO THE MAIN DWELLING

• 6.2.1 The site is situated within an area not zoned for development, nor does the proposed extension/alteration meet the expectation criteria in General Policy 3. However Housing Policy 16, and it's supporting text clearly allows for residential extensions in the countryside, where they would not be a substantial increase in the impact of the building as viewed by the public.

• 6.2.2 The property itself is a substantial distance away from public views including when viewable from the public right of way, whilst this is the case, any views of the proposed works to the dwelling and store, will be seen as a residential extension/alteration within a residential setting and as such the impact when viewed by the public will be minimal.
• 6.2.3 Therefore on balance, it is considered the proposed alterations and extension to the store from a principle point of view are deemed to comply with Housing Policy 16.

- 6.3 ALTERATIONS TO DWELLING

• 6.3.1 The proposed alterations to the main dwelling include the alteration of two garage doors and the installation of a garage door to the existing garage. The proposal will not increase the overall impact of the proposal upon the dwelling for the countryside and as such are deemed acceptable and in accordance with Housing Policy 16.
• 6.3.2 It should be noted that the alteration to the existing garage, will potential reduce the parking available within the garage. Whilst this is the case, the proposal has not raised any objections from Highway Services with regards to Highway Safety and the proposal is to have more than two parking spaces available within the overall site which would comply with Transport Policy 7.

- 6.4 EXTENSION OF EXISTING STORE

• 6.4.1 When looking at the proposed extension to the existing store, the proposed works whilst enlarging the overall floor space, will not impact how the store is viewed with regards to the character and appearance of the site as a whole or within the countryside/ from public views and as such deemed acceptable.

6.5 PRINCIPLE OF BARN CONVERSION

• 6.5.1 When looking at the principle of the barn conversion, as per section 4 of this report, the site is situated within an area not designated for development, as such general Policy 3 is the most relevant policy. When looking at the proposed barn conversion in relation to General Policy 3, we can see that the proposal fits within part b, "conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11)."

• 6.5.2 Housing Policy 11 has seven parts of which part a, states that the structure must be redundant from its original use. The Planning Statement provided by the agent on behalf of the applicant states that the barn has been redundant from its use since the erection of the new implement shed, which apart from the odd domestic item can clearly be seen from the photographs provided. As such on the basis of this information, it is deemed that the proposal would comply with part a) of Housing Policy 11.
• 6.5.3 Turning towards part b, of Housing Policy 11 and whether the structure is substantially intact and capable of renovation. A structural appraisal was received as part of the application, which states in part, "The existing stone barn structure is in reasonable structural condition for its age and type of construction. The types of issues apparent primarily appear related to lack of lateral restraint within the structure, and do not appear to indicate any major signs of foundational distress.
• 6.5.4 There are structural issues apparent that will require addressing as part of any future development, however it is believed the building is suitable for structural refurbishment with suitable remedial works as discussed in previous sections." With this in mind, and from the information provided, the structure is capable of renovation and as such would comply with part b, of Housing Policy 11.
• 6.5.5 When looking at whether the proposal complies with part c, of Housing Policy 11, it can be seen that the barn is upon the 1860's mapping and as such the barn features a strong degree of architectural, historic and social interest. With its former use as a barn for agricultural purposes, its layout and design with the traditional proportions and limited fenestrations reflect its former use and the utilisation of local stone are all aspects that are worthy of preserving. The retention of the structure would be a benefit for the overall Manx countryside and as such it would comply with part c, of Housing Policy 11.
• 6.5.6 Turning towards part d, of Housing Policy 11, which requires that the structure should be large enough to form a satisfactory dwelling, it should be noted that when assessing part d, it does state, "or with modest, subordinate extension which does not affect adversely the character or interest of the building," which is then followed by "Further extension of converted rural buildings will not usually be permitted, since this would lead to loss of reduction of the original interest and character" further down the policy.
• 6.5.7 When looking at the proposed extension, it is modern in its appearance with the structure being mainly glazing and the addition of small areas of rendered brickwork, the inclusion of the overhanging flat roof, also adds to the modern feeling of the structure. Whilst generally barns such as this would not have had such a structure added on, the proposal is subordinate to the main barn by being the same width as the smaller part of the barn and L shaped extensions are seen on barn conversions. The proposed extension will add a degree of modernity to the development which would contrast and at the same time, compliment the appearance of the converted barn.

• 6.5.8 Overall the proposed extension would not impact the character nor appearance of the existing barn whilst providing a satisfactory three bedroomed property, as such the proposal complies with part d, of Housing Policy 11.
• 6.5.9 Turning towards whether the proposal would comply with part e, of Housing Policy 11. The proposed conversion of the barn is not considered to be incompatible with the adjoining established use of the neighbouring properties, which can be seen as residential. The proposed residential use of the barn would not have adverse impact upon the neighbouring properties in terms of overlooking, loss of light or overbearing impact. Therefore, there is no reason to assume its use for residential purposes would be incompatible with adjacent uses; although the additional comings and goings associated with its use would be more impacting than the current redundant use.
• 6.5.10 With regards to part f, of Housing Policy 11 and whether the proposal supplies satisfactory services without unreasonable public expensive. The application form states that the only items which are new is the connection to the existing surface water drainage system and the existing septic tank with the site having all the other required services.
• 6.5.11 Lastly with regards to Housing Policy 11, which requires that conversions should: (a) where practicable and desirable re-establish the original appearance of the dwelling and (b) use the same materials as those in the existing building.
• 6.5.12 As stated above, with regards to the extension whilst the proposal is modern and not of traditional material, the extension is deemed not to impact the original barn and as such is deemed acceptable.
• 6.5.13 The other alteration to the existing barn is to provide a new staircase, which will be constructed out of materials to match the barn and whilst the balustrade and railing is as the drawing shows, frameless glass, this is acceptable as it should not add an impact to the main dwelling. The infill of the garage door to the main barn is deemed acceptable with the painted render matching the proposed extension. The heritage rooflights are acceptable for the proposed barn and the proposed windows will be white uPVC to match the existing dwelling. Whilst the white uPVC windows are not what would be expected of such a redevelopment, ultimately next to the main dwelling they are an understandable alteration and will not have harm to the existing barn.
• 6.5.14 It should be noted here that the existing drawings does not show the detailing to the stonework which is shown on the proposed drawing. This is not a new addition with the existing structure already having the decorative walling surrounding the apertures.
• 6.5.15 With the above in mind, it is considered that the overall principle of converting the barn into a residential property is acceptable.

- 6.6 IMPACT UPON COUNTRYSIDE

• 6.6.1 When assessing whether there would be an impact upon the countryside as per Environment Policy 1 and Housing Policy 11, it is noted that the proposal would retain the existing built fabric with there being a subordinate extension proposed. This ensures that there is the retention of the Island's built heritage and ultimately will improve the appearance of what might otherwise become a derelict fabric, as leaving the building in its unused and unattended form would facilitate the property going into dereliction.

- 6.7 RESIDENTIAL AMENITIES FOR FUTURE OCCUPANTS / POTENTIAL SEPARATION OF THE SITE

• 6.7.1 The internal accommodation of the proposed dwelling is to consist of a kitchen/dining room with garden room/lounge and a bedroom with en-suite facilities to the ground floor and two bedrooms with en-suite facilities to the first floor level. It is considered that the internal accommodation would be an acceptable size, and all primary rooms would have adequate levels of outlook and light.

• 6.7.2 It is relevant to note that this application has not provided any separate amenity space such as parking or garden for the proposal, with the Planning statement stating that the dwelling will be ancillary to the main dwelling, as such a condition should be attached in that the proposed property is ancillary to the main dwelling only.

6.7.3 It is worth noting the barns location in relation to the main dwelling which is attached via an arched entrance into a courtyard which both the barn and the main dwelling look down upon. There is approximately 12m between the windows of each property, as such bearing in mind this application is just for ancillary accommodation, it is deemed that the impact on the main dwelling would be acceptable.

- 6.8 ECOLOGY

• 6.8.1 When assessing whether the proposal would impact ecology, it is noted that both a bat and bird survey was submitted at the time of the submission of the application, as such the applicant and agent are aware that there are bat and bird nest within the existing barn.
• 6.8.2 Some mitigation has been provided for the bats, whilst this is the case, DEFA's Ecosystems Policy Officer has requested that prior to commencement the Department is provided with bat and bird mitigation for there to be bat boxes and additional items included.

- 6.9 OTHER MATTERS

• 6.9.1 With regards to the excavation of material, the proposal will be to utilise this on site within the proposed landscaping and any remaining material is to be distributed over the adjacent owned fields. CONCLUSION

7.1 Overall the proposed alteration to the main dwelling and the enlargement of the existing store are deem to comply with Housing Policy 16, Environment Policy 1 and General Policy 2, by being of a form, design, size and appearance which is considered to not impact the main dwelling nor existing property/ countryside.

7.2 The proposed redevelopment of the existing barn is deemed to comply with Housing Policy 11 with the proposed extension being deemed to be subordinate to the main dwelling and deemed acceptable with a condition stating that the barn is ancillary to the main dwelling. - 7.3 Therefore the whole proposal is deemed to accord with Strategic Policy 3, General Policy 3, Environment Policies 1 and 42, Housing Policies 11 and Transport Policy 7 of the Isle of Man Strategic Plan and is recommended for approval, subject to conditions as outlined above. 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.

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 above 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 : 18.04.2024 Determining officer

Signed : A MORGAN Abigail Morgan Acting Head of Development Management

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