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24/00810/B Page 1 of 19
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. 24/00810/B Applicant : Mr Steve & Mrs Kirsten Gorry Proposal Conversion of redundant farm outbuilding to form residential unit with single storey extension, replacement of derelict farmhouse with an agricultural building for garaging and storage of domestic and agricultural vehicles with studio/office at first floor Site Address Lingague Farm Ballakilpheric Road Colby Isle Of Man IM9 4BR
Case Officer :
Hamish Laird Photo Taken :
Site Visit :
Expected Decision Level Planning Committee
Recommendation
Recommended Decision: Permitted Date of Recommendation 23.08.2024
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 development for the conversion and extension of the barns and stable to form a dwelling and garage, and the external landscaping and creation of a new driveway, hereby permitted, shall be constructed in accordance with the following approved details as outlined on the submitted Drawings:-
Drawing No. 2206/04 Proposed Elevations (dwelling). Namely: o New natural slate roof (sample to be submitted for written approval); o Existing natural stonework to be retained and repointed with lime mortar; o Zinc gutters and rainwater pipes (where required); o Aluminium windows and doors - colour Anthracite Grey; o Windows within existing openings except as shown on the approved drawings; o Chimney Flue to be finished in Matt Black; o Flat Roof Extension to have a single ply membrane finish in Dark Grey colour;
Drawing No. 2206/05 - New 2-storey, garage unit, tractor and equipment store with studio/office/WC and kitchenette above at first floor level. Namely:
o Profiled metal sheet roof & wall cladding - colour: Anthracite; o Wall cladding: Insulated composite cladding - colour finish to be agreed; o Zinc gutters and rainwater pipes (where required);
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o Steel staircase and support posts - colour finish to be agreed; o Timber doors to south and east elevations with roller shutter garage doors o Doors and Windows - Aluminium windows and doors. Colour - Anthracite Grey.
Reason: To ensure that high quality materials are used for the Barns conversion and the extension; and, for the new garage unit which reflect and preserve the character and historic significance of the Barns structure and impart a high quality finish to the new build elements in the interests of visual amenity.
C 3. To compensate for the loss of Barn Swallow nesting habitat, Nest boxes or cups for Barn Swallows; Jackdaws and House Sparrows shall be provided in a suitable location on the barn conversion and new garage structure (see Appendix II of the submitted Ballavarkish - Preliminary Roost Assessment by Ecology Vannin dated June, 2024 for examples). Such nest boxes or cups should ideally be placed 3m above ground level at a northeast aspect to avoid excessive exposure to wind and rain. Jackdaw nest boxes should be spread out, positioned as least 5m apart. Barn Swallow nest cups should be positioned at under (15cm - 30cm below) an overhang or some sort of cover, to shelter the nest from rain and wind.
In the event of the converted barn and new garage structure proving unsuitable for such provisions, a structure suitable for nesting swallows must be constructed in a suitable location (see Appendix II of the submitted Ballavarkish - Preliminary Roost Assessment by Ecology Vannin dated June, 2024 for examples). Such structure and location to be agreed in writing with DEFA Planning. This should be a structure with a wooden interior and open side, providing shelter and easy access. The structure could be free-standing or part of the new building or retained pig sty and should provide clear access to foraging grounds.
Reason: For the conservation and protection of legally protected species, in accordance with the requirements of the Wildlife Act 1990 and Environment Policies 4 and 5 in the Adopted Isle of Man Strategic Plan 2016.
C 4. No works of development shall be undertaken on site until a bat box plan has been submitted to DEFA Planning and approved in writing. Such plan shall include details of at least 2 bat boxes/bricks and at least 2 bird boxes/bricks suitable for swifts; and, one bird box suitable for a blackbird. Bat boxes should be places high up on the southern elevation and bird boxes on the north elevation, not above windows or doors.
Reason: To provide suitable mitigation against the wide scale loss of habitat through the use of the barn and new build garage on site as a dwelling and garage.
C 5. Any external lighting installed as part of the development should be kept to a minimum where possible in order to avoid disturbing bats foraging or passing through the site. The Institute of Lighting Professionals and Bat Conservation Trust Guidance Note 08/18 on Bats and Artificial Lighting in the UK recommend measures such as:
o using LED luminaires due to their sharp cut-off, lower intensity, good colour rendition and dimming capability, o using warm white spectrum lights (ideally less than 2700 kelvin) to reduce blue light component, o peak wavelengths higher than 500nm to avoid the component of light most disturbing to Bats; o setting external security lighting on motion sensors and short timers, o luminaires should lack UV elements when manufactured, o avoiding uplighting, o avoiding use of metal halide, fluorescent sources.
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Reason: To provide adequate safeguards for the ecological species existing on the site. (See Manx Bat Group Bat Activity Survey).
C 6. Details of foul and surface water drainage provision to serve the development, hereby approved, shall be submitted to and approved in writing by the Department. Such approved drainage scheme shall be installed prior to the development hereby permitted being first occupied and shall thereafter be retained and maintained at all times.
Reason: To ensure that the site is adequately drained and does not increase the risk of flooding elsewhere.
C 7. Prior to the first occupation of the development, hereby approved, a Landscaping Scheme shall be submitted to and approved in writing by the Local Planning Authority. The Landscaping Scheme shall include details of all planting and sowing, including size, species and numbers of trees and plants, ground preparation, management and maintenance. All new trees shall comprise Manx native species. All planting, seeding, and earth works comprised in the approved details of landscaping shall be carried out in the first planting and season (November - March) following the substantial completion of the development whichever is the sooner, and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
Reason: In order to give planting a sufficient time to establish and to ensure that the development provides an attractive environment helping to assimilate it into its surroundings in the interests of the visual amenities of the site and surrounding area.
C 8. The development hereby permitted shall be occupied as a single dwelling only.
Reason: This is due to the application site being located in the open countryside where planning permission for a new unit of living accommodation would not be granted unless there was an identified and justified need - such as a requirement for an agricultural or forestry worker. This accords with the provisions of General Policy 3a); Housing Policies 4a) and 11; and, Environment Policy 1 in the Adopted Isle of Man Strategic Plan (2016).
C 9. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling, including the installation or replacement of any windows or doors, hereby approved, other than that expressly authorised by this approval, shall be carried out.
Reason: In the interests of the character and appearance of the development and to ensure that the finished appearance of the development will enhance the character and visual amenities of the area.
C 10. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no garages or other free standing buildings shall be erected or enclosure, container for domestic heating purposes for storage of oil of liquid petroleum gas, or the erection of a gate, fence, wall or other means of enclosure, within the curtilage of the dwelling hereby approved, other than that expressly authorised by this approval.
Reason: In the interests of the character and appearance of the development and to ensure that the finished appearance of the development will enhance the character and visual amenities of the area.
N 1. FOR YOUR INFORMATION
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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.
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.
This application has been recommended for approval for the following reason. Overall, it is concluded that the planning application accords with the provisions set out in General Policy 2, Housing Policy 15, Environment Policies 1, 2, 4 and 15 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This approval relates to:
Drawing No. 2206/01 - Location Plan @ scale 1:1,1250; Drawing No. 2206/02 - Proposed Site Plan; Drawing No. 2206/04 - Proposed barns conversion - Plans, Section and Elevations; Drawing No. 2206/05 - Proposed garage/agricultural buildings - plans, section and elevations; Drawing No. 2206/06 - Extent of land in ownership/control of the applicant edged in blue in relation to site edged red - scale 1:3,000; Structural Assessment by Burroughs dated 24th May, 2024; Architects Design Statement by Samson Designs Limited Architects which includes Appendix I - Photographs - dated July 2024; Bat Survey Report by Manx Bat Group - dated 20/5/24;
and
Protected Species Survey for Nesting Birds and Common Lizards by Ecology Vannin Consultancy Services dated June 2024, received 31st July 2024.
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AS IT COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN BUT IS RECOMMENDED FOR AN APPROVAL.
1.0 THE SITE 1.1 The site comprises range of stone built, slate roofed, 2-storey, traditional Manx barns located to the east of Lingague Farm, accessed off the Ballakilpheric Road, approximately 1km north of Ballakilpheric, Colby. In addition to the barns, within the demise is a derelict farmhouse, and derelict animal shed. The barns run generally north-south with gable ends to
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both ends. The northern end has a lower ridgeline than the south, and is narrower in width. The north gable end includes a chimney stack. Both barns are slated with a mortar gable verge. The site gradually slopes downwards from west to east. Currently the level of the rear yard on the west is higher than the internal floor level, approximately 1m above internal floor level. The site forms part of a working farm within the ownership/control of the applicants.
1.2 In their Design and Access Statement, the applicant advises that: "Both barns are of random Manx stonework with rubble infill and lime mortar. The overall size of the combined barns is approximately 7m x 24m.
The height to ridge of the south end of the barns is approximately 7.5m, and 6.0m for the north end. The age is uncertain however the barns are evident on the 1906 revision of the Ordnance Survey mapping of the Isle of Man so are at least 118 years old.
The north end has a set of external stairs on the gable end for access to the first floor. The first floor of the southern barn is accessed through the north barn and from first-floor doorways on the front and rear elevations.
There is evidence of previous window openings that have been infilled, and evidence from mortar lines and reinforcing bars of previous single storey lean-to structures on the rear and gable end of the south barn. The northern barn has horizontal clay pipes inset into the walls at first floor level to provide ventilation to the building.
The upper floor had been used previously for storage of small bales. The ground floor had been used for cattle pens. The timber beams and floor joists supporting the first floor have significant wood-boring insect infiltration, with failure of floor joists and boards, and are no longer suitable to support the load from stored bales. The ground floor is sub-divided by internal stone walls. Due to the doorway sizes and internal dimensions, the barns are not suitable for storing larger round-bales or for milking or calving animals, so are impractical for continued farming purposes.
The north barn roof has a series of raised collar trusses with timber sarking boards. There is evidence of wood boring insect damage. With treatment, some of the timbers from the truss members may be able to be re-used, but a replacement truss or timber A-frame with purlins is anticipated due to the condition and height of the bottom chord.
The southern barn has A-frames with purlins. There is evidence of wood-boring insect infiltration. As with the north barn, some of the timbers may be able to be reused after treatment, but a replacement roof in trusses or A-frame and purlins is anticipated.
There is some evidence of slight vertical cracking on the south- west corner at ground floor level, approximately 2m back from the corner, however this appears readily repairable with remedial ties and repointing and does not appear to continue to first floor, and the south gable appeared vertical and not to be bulging.
The north gable and front elevation also did not appear to be bulging and there was no significant cracking evident.
As there was no evidence of significant cracking, there did not appear any concern of settlement. The internal rear walls were damp, likely to be due to the soil level to the rear. The soil to the rear should be excavated out, and either the level maintained lower, or the rear wall tanked internally and externally.
The floors had been constructed for use as cattle pens and milking parlours, with a mixture of stone and concrete floors with a gradual slope from rear to front for drainage during use for cattle. There were some raised areas for troughs and pens. Due to the internal heights and
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sloping floor, there may be some underpinning locally required during replacement of the floors. The walls appeared generally in reasonable conditions, and with repointing in lime mortar and minor repair their did not appear to be any significant concerns for the integrity of the walls once repointed and tanked.
The timber floor and roof members have suffered from wood-boring insect damage and dampness and require replacement. During replacement of the roofing, if the level of the northern ridge was lifted then this would not be excessive for the height and thickness of the existing walls and would not present a concern to the structure.
The existing openings are generally supported by slate lintels externally and timber lintels internally. For openings being retained, the timber lintels would require replacement with reinforced concrete lintels, the external slate lintels may be suitable to continue in use if uncracked or replaced with stone or concrete lintels.
For thermal insulation and damp proofing, it would be anticipated that the internal walls would be cleaned, a tanking membrane applied, and an internal wall constructed inside the walls supported off an internal strip footing or internal concrete floor slab, with insulation in the internal cavity. An insulated concrete slab is anticipated for the ground floor as the underside of the existing walls is likely to preclude floor joists at ground floor. The roof would also require insulation when replacing the roof members. Insulation properties and locations relative to walls, floors and roof members would be subject to the architect's detailing.
The first floor and roof should be tied to the existing front and rear elevations to provide restraint, either by direct fixing or by supporting on the new internal walls with ties between the internal and external walls.
In addition to the barns noted in this survey, approximately 10m to the north of the barns are the remains of a former farmhouse residential dwelling. It has fallen into disrepair and become derelict and is structurally unsound. We understand it is proposed to be demolished and replaced with a new agricultural style building for garaging and storage of fam equipment."
2.00 THE PROPOSAL
2.1 The full planning application proposes the conversion of the redundant barns into single residential dwelling and detached garage. The roof of the north barn would be raised and a new roof provided to ensure that there is sufficient headroom at first floor level. In addition, it proposes the erection of small subordinate single storey, flat-roofed, extension to south elevation to provide open plan living accommodation. External landscaping, a new driveway and the installation of a new sewer treatment works, also form part of the proposal.
2.2 The proposals involve the provision of the following accommodation:
In the north side two-storey barn: Ground floor: Living room (leading to new kitchen/dining/porch and pantry, single storey extension), and stairwell. The single storey extension would be attached to the east elevation of this barn and would comprise a floor area of approx. 83.5m2. First floor: Stairwell, Landing, Master bedroom with separate Dressing Area and en-suite Shower Room;
In the south side two-storey barn: Ground floor: hallway, WC, Store, Boot Room, and Bedroom 4 with en-suite shower room and walk-in wardrobes; First floor: Passageway from Landing to serve Bedrooms 2 and 3 each having their own en- suite Shower Room; and, with an external access door in the north elevation end gable serving an external flight of stone stairs.
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2.3 Proposed finishes are: Walls (Existing - both barns) Existing natural stone walls to be repointed with Lime Mortar retained. Rendered ban to new opening Walls (North Barn only) at first floor level - Lime rendered band at original eaves level with timber cladding above to raise the roof of this barn to provide sufficient headroom at first floor level; Pitched Roofs of Natural slate - existing slate roof to north side barn to be retained. All new roofing materials to be of natural slate using matching new or salvaged items. Velux rooflights over dressing area. Walls (Extension) Rendered plinth; double glazed windows and doors with metal external cladding - colour: Graphite Grey. Roof (Extension) - Standing seam metal sheet roofing colour: Grey with lead flashings Photovoltaic panels in accordance with sap calc. Dark Grey Rainwater Goods Zinc gutters and rainwater pipes. Doors and Windows Aluminium windows and doors. Graphite Grey. Existing stone lintels to be retained. Insulated Flue - stainless steel finish. Perimeter stone embankment on the eastern site boundary to be repaired using like for like materials where required.
2.4 Outside: The front and rear garden areas would be laid to grass and the vehicular access would be gated with new access gates serving the driveway. The derelict farmhouse would be replaced with a new 2-storey, garage unit with studio/office/WC and kitchenette above at first floor level accessed by a steel external staircase mounted on 4 supports on the west elevation; and, which would have a Juliet Balcony with inward opening double doors in the east elevation. Parking provision for 3 cars with outside vehicle standing spaces for each would be provided. To the east side would be an open sided covered area for tractor and equipment storage.
2.5 The existing, detached pig-sty unit/chicken house would be renovated and returned to such a use.
2.6 The application is supported by: Drawing No. 2206/06 - Extent of land in ownership/control of the applicant edged in blue in relation to site edged red - scale 1:3,000; Structural Assessment by Burroughs dated 24th May, 2024; Architects Design Statement by Samson Designs Limited Architects which includes Appendix I - Photographs - dated July 2024; Bat Survey Report by Manx Bat Group - dated 20/5/24; Protected Species Survey for Nesting Birds and Common Lizards by Ecology Vannin Consultancy Services - dated June 2024;
2.7 The application is further supported by completed application forms; existing and proposed plans (floorplans; elevations; sections; site plans); and a covering letter.
3.0 PLANNING POLICY 3.1 The land as designated, is not zoned for development and sits within a rural part of the open countryside within the area covered by the Area Plan for the South. The site is not within a Conservation Area.
3.2 The land is also linked to Map 2 Landscape Assessment Areas; that identifies site is within an area that is broadly classified as A2 'Southern Uplands'
3.3 Within the written statement under section 3.0 Landscape Character Area (LCA), page 31, at Section A2 "Southern Uplands"
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A2 Southern Uplands notes that the: Key Characteristics are: o Smooth rounded peaks. o Expansive open moorland. o Steep sided narrow upland valleys. o Large coniferous plantations with abrupt edges o Abandoned fields, archaeological sites, historic features and traces of former and contemporary mining and quarrying activities. o Largely devoid of settlements (villages, hamlets) but has scattered isolated whitewashed farms. o Telecommunications masts form prominent landmark on smooth skyline near Carnagrie and on the western side of South Barrule. o Numerous A-roads cut across the area with no delineation other than the odd stone wall or post and wire fence. o Extensive open views out to sea and over whole Island. o Smooth and uninterrupted skyline. o Tranquil and remote character away from the roads. o Extensive and panoramic views of surrounding peaks, over the southern part of the Island and down to dramatic coastal cliffs.
Overall Character Description Smooth rounded summits, such as South Barrule, slope down to the steep coastal cliffs in the west and numerous steep sided upland glens flow down the southern slopes to the southern lowlands. Numerous large coniferous plantations with abrupt edges such as the ones at Stoney Mountain and Corlea cover large areas of the upland slopes, but leave the higher summits clear with panoramic views out to sea and across the Island.
Expansive wind swept areas of open moorland vegetation including heather, rough grasses and rough grazing. These give way to areas of exposed rock, bracken and patches of gorse on the steeper lower peripheral slopes that adjoin the Incised Inland Slopes Landscape Character Type to the south. Historic field patterns are visible in remnant form around places like Lower Scard and the Lagg River, where the mountain sod hedges have been abandoned and overgrown. Numerous small steeply sided burns cut through the area with low native scrub growing in the shelter offered by the deep ravines. Isolated white-washed hill farms and outhouses surrounded by trees are scattered on the lower slopes in areas such as on the slopes above Foxdale and on the lower upland slopes north of Port Erin around East Bradda. These are accessible by numerous stone wall lined roads and numerous green lanes with occasional post and wire fencing. These lanes attract numerous recreational users.
Cairns, Sheilings, abandoned farms, areas of peat cutting, disused mines (Cross Vein, Dixon Vein) and quarries show the former land uses that once took place in this area, with quarries such as Barrule Beg still in use. Other signs of human activity in the area include the telecommunications masts at Carnagrie and the Global seismology mast on the western side of South Barrule. There is a strong sense of tranquillity and a remote unified character in this area due to the sparsity of visible evidence of human presence, with the notable exception of the telecommunications masts and roads. The skyline is smooth and uninterrupted and large in scale."
" The overall strategy for the area should be to conserve and enhance the character, quality and distinctiveness of the open and exposed character of the moorland, its uninterrupted skyline and panoramic views, its sense of tranquillity and remoteness and its wealth of cultural heritage features."
3.4 It is noted the buildings and their footprint are not identified as being at flood risk.
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3.5 The site is not within a Registered Tree Area. 3.6 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application:
Strategic Policy 2 Priority for new development to identified towns and villages 4(b) Protection of built heritage and landscape conservation 5 Design and visual impact 10 Sustainable transport
Spatial Policy 4 Remaining villages 5 Building in defined settlements or GP3
General Policy 2 General Development Considerations 3 Exceptions to development in the countryside
Environment Policy 1 Protection of the countryside 3 Protection of trees and woodland 4 Wildlife and Nature Conservation 7 Protection of existing watercourses 15 Agricultural need for a new building (including a dwelling) sufficient to outweigh the general policy against development in the countryside
Housing Policy 4b New Housing in the Countryside 11 Conversion of rural buildings to dwellings 15 Extension or alteration to traditional styled properties in the countryside
Transport Policy 4 Highway safety 7 Parking provisions
3.7 Paragraph 8.10 - Conversion of Rural Buildings to Dwellings
3.8 Paragraph 8.11.1 - Replacement Dwellings in the Countryside
3.9 Planning Circular 3/91 - Guide to the residential development in the countryside.
3.10 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.
4.0 PLANNING HISTORY 4.1 None.
5.0 CONSULTATIONS 5.1 Arbory and Ruthen Commissionmers (26/8/24) - Suypports the applciation.
5.2 DoI Highways Services (26/7/24) comments: "24/00810/B - 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
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existing access is acceptable for the proposals, providing the outbuilding remains ancillary to the main dwelling so parking, access and layout is retained for both buildings use."
5.3 The Ecosystems Policy Team (9/8/24) comments:
RE: PA 24/00810/B - Conversion of redundant farm outbuilding to form residential unit with single storey extension etc, Lingague Farm, Ballakilpheric Road, Colby
The Ecosystem Policy Team can confirm that Ecology Vannin's (EV) Protected Species Survey dated June 2024 and the Manx Bat Group's (MBG) Bat Survey Report dated May 2024 are both in order and that a suitable level of assessment has been undertaken.
The MBG found no evidence of roosting bats and determined that the potential for bats was low because of the lack of suitable habitat corridors in the surrounding area, therefore mitigation for bats is not required. However, the applicants could consider erecting bat boxes/bricks as an enhancement measure.
EV found evidence of multiple nesting swallow, house sparrow and jackdaw on site, as well as habitat suitable for common lizard, all of which will be impacted in some manner during the development. Avoidance and mitigation measures are therefore required to ensure that no animal is harmed or disturbed, breeding and hibernating spaces are retained, and to ensure no net loss for biodiversity.
Though EV have included a diagram in Appendix II showing the recommended placement of artificial nest provision (noting that exact placement may be adjusted a required), we do not believe that all of the positions are appropriate because the Proposed Elevations (drawing no. 2206/04) show that some of the boxes might need to be erected above windows and because swallow cups need to be located under eaves or other such cover, and there looks to be no suitable cover on site.
Should the applicant not wish to erect a dwelling with eaves deep enough to suit the nesting requirements of swallows then consideration may need to be given to a free standing purpose built structure suitable for swallows, if so then it may be appropriate to provide details of this structure prior to determination of the application.
Additionally no details have yet been provided showing where a new lizard hibernaculum is to be created.
The Ecosystem Policy Team therefore request that a condition is secured for no works to commence unless a wildlife mitigation plan, showing the specification, location, type and number of new nesting provision for birds, and a new lizard hibernaculum, has been submitted to Planning and approved in writing.
Conditions should also be secured for: All work to be undertaken in line with the Minimisation Measures for Birds contained in Table 3, and the Reasonable Avoidance Measures (RAMs) for Common Lizard contained in Appendix I, of Ecology Vannin's Protected Species Survey for Lingague Barns dated June 2024.
No permanent external lighting to be installed unless a sensitive low level lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to Planning and approved in writing. All works must then be undertaken in full accordance with this plan. Lighting should be avoided wherever possible as a priority.
6.0 ASSESSMENT 6.1.1 The fundamental issues to consider in the assessment of this planning application are:
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(i) Principle
(STP2, 10 and SP4) (ii) Exceptional circumstances (SP5, GP3b, HP4b, HP11,) (iii) Visual Impact
(GP2 b, c; EP1, EP15) (iv) Neighbouring amenities (GP2g) (v) Highway Safety
(GP2 h & i; TP 4 & 7) (vi) Trees and Ecology
(STP4b, EP3, GP2d) (vii) Drainage / flooding (GP2l, Ep7) (viii) Other
(i) Principle 6.1.2 The starting point here is the land designation, it is clear from the 1982 Development Plan and the Area Plan for the South (2013) that the application site is within a rural and protected part of the countryside where any development is strictly controlled with the site not being allocated specifically for any development.
6.1.3 The site lies outside any 'main settlement boundary' as noted in SP4, the nearest settlements being Colby and Ballafesson approx. 2km to the south-east and south-west respectively, and is very much part of the open countryside as previously identified and development would be contrary to those policies in principle. The abandoned farmhouse has no roof over them have been abandoned. The former pig sty is roofed, but in need of refurbishment. The two barns, both of which are roofed over with slate roofs, have not been fully utilised for many years, and show some signs of decay. The submitted Design Statement outline here at Paragraph 1.2, covers the structural condition of the building and in the context of the barns advises that: "
6.1.4 The structural survey concludes as follows: "In summary, for the north and south barns, while the timber members have deteriorated and require replacement, the stonework is generally in good condition and would be suitable to continue in use for conversion of the buildings for residential occupation once the internal floors and deteriorated roof members have been replaced and tied in."
6.1.5 It is considered that the Barns, abandoned farmhouse and former pig sty, are a reflection of the agricultural heritage and social change across the Island and in the case of the barns, are of sufficient historic interest to warrant their retention which would require sensitive development in order to convert them to a habitable dwelling, whilst in visual terms, continuing to positively contribute to the Islands built heritage. Whilst considered to be of historic interest sufficient to warrant their retention, they are not judged to be of sufficient special historic or architectural interest to add the buildings to the Registered Buildings List. Whilst each application is considered on its merits, it is noted that in the context of PA23/01192/B for the "Conversion of redundant barns into single residential dwelling and detached garage, erection of small subordinate single storey extension to south elevation to provide open plan living accommodation. External landscaping, new driveway and installation of new sewer treatment works." At Lower Ballavarkish, Grenaby Road, Ballabeg, (See Agenda Item 5.4 of the 22/4/2024 PC Meeting); It was considered that the same logic applied to this case also, when taken in the round, applies in the current application.
6.1.6 The principle of the conversion of the Barns to a residential dwelling has been the subject of pre-application discussions with the applicant resulting in the application now being considered. Despite the fact that the site lies in open countryside where ordinarily the provisions of Strategic Policy 2 and Spatial Policies 1-4 - which identify areas of development to be located, generally within existing towns and villages and development in the countryside to only be permitted in exceptional circumstances, as detailed in Spatial Policy 5 and cross referenced to General Policy 3, it is considered that the application proposals would provide an acceptable re-use of the existing historic barns, and provide betterment by way of providing a family home, and a visual improvement to the character of the site and surrounding
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countryside. The proposed living room extension would add a degree of modernity to the development which whilst adding contrast, would at the same time, compliment the appearance of the converted barns. The proposals would enable the architectural merits and vernacular appearance of the stone barns to stand out in this location as they would originally have done.
6.1.7 The addition of the mono-pitch roofed living room extension is considered to be acceptable in principle because it would contrast with and not detract generally from the scale, proportion and form of the existing property and owing to its relatively small-size and scale; and, single storey construction, would not amount to an increase in terms of floor space of more than 50% of the original. It would be contained visually on the south side of the west side of the south barn and would be screened from wider views by the existing Lingague Farmhouse which is sited a short distance away to the west of the Barns, resulting in a minimal visual impact to the wider countryside.
6.1.8 The principle of development is considered to be acceptable as an exception to the normal restrictive countryside planning policies.
(ii) Exceptional circumstances 6.2.1 In terms of planning policy there is a long-established presumption against new residential development in the countryside. General Policy 3(b), and Housing Policy 4(b) both allow for exceptions for the conversion of redundant rural buildings and the sequential test through HP11 subject to various caveats, including that the building is redundant and of architectural, historic or social value. In this instance, it would be prevalent to focus on HP11 for the conversion of the building to residential and the proposed extension (visual impact) against HP15 given the traditional appearance.
6.2.2 When considering HP11 and the conversion of the building, which precludes the rebuilding of ruins or the erection of a replacement dwelling of similar or even identical form, in this case, there are existing structures on site that have been assessed by a competent structural engineer who is of the professional opinion that they can be successfully converted to form a dwelling. The proposals do not seek to re-instate the abandoned farmhouse on the site.
6.2.3 When cross referencing the proposal with HP11 and the sequential test the following is summarised, as noted below: (a) It is clear from the survey and the site visit that the building is redundant from its original use in that it cannot be inhabited and is suffering from a degree of decay. - Pass.
(b) The buildings appear to be intact with Manx stone walls standing and clear fenestration detailing around the buildings showing existing openings. The structural survey confirms the existing fabric of the building can be sympathetically restored and has clearly identified how this can be achieved. This is further shown on the architects' drawings how the buildings could be brought back into a habitable use with proposed extensions. - Pass.
(c) The former Barns feature a strong degree of architectural, historic and social interest. 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. - Pass.
(d) The submitted drawings show that the design of the single storey extension would be subordinate in scale, size, and form. it would be located on the east side of the south barn, and attached to the existing structure. It would be contained visually between the south barn and the neighbouring farmhouse dwelling at Lingague farm. There would be limited, distant, public views across farmland from the north, east and south. In addition, the proposed eastern boundary wall approx. 1200mm high with existing hedgerow and sod banks around field boundaries adjoining the site would provide some additional screening from views from the east. Overall, the development of the site as proposed would not adversely affect the character
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and interest of the existing barns to an unacceptable degree. It is further noted that there have been no adverse comments received from consultees or from any third parties. The comments received from the Ecosystems Policy Team can be covered by conditions. - Pass.
(e) It is considered that the subservient nature, scale and extent of the proposed extension, and the use of metal standing seam roofing; with a white rendered finish to the mono-pitched roof lounge extension; the use of with aluminium windows and doors in matching frames; zinc gutters and rainwater pipes, point to a high-quality finish. It can also be conditioned that the stonework and stone walls, where required, be repointed with lime mortar. These details are considered to be acceptable. - Pass.
(f) The application form notes that connections to electricity, water and telecoms are required. Private drainage via a Klargester Biodisc plant with run off to soakaways or field drainage ditch subject to appropriate 'License to Discharge' with run-off into the adjacent field to the east which is owned by the applicant, is proposed. The same arrangement in respect of rainwater run-off from roofs and paved surfaces would run to new soakaways on the site or adjacent land in the ownership of the applicant. It is noted that, Telecoms can now be derived without the need for a landline connection; and, solar PV panels which form part of this proposal, would be used to supplement the requirement for an electricity grid connection, especially if connected to a battery. A woodburner is also proposed to supplement heating requirements. This element of the proposals meets the requirements of Policy HP11 (f) as the applicant to has demonstrated that connections to these services could be made. Pass.
6.2.4 Such conversion must:
(a) Not dominate the original Barns, and it is considered, the proposals would be seen to retain much of the original appearance of these buildings. The proposed alterations and extension would be sufficiently subservient and different in character to not lead to a loss of the original interest and character of the Barns as a group, nor would they represent dominant additions to them. As such, the proposed works are viewed as sympathetic works attached to the east side of the north barn structure, and would be seen as appropriate in this rural setting. - Pass.
(b) The proposal does not seeks to utilise the same materials as those on the existing building and also proposes a contemporary palette of materials and finishes. - Pass.
6.2.5 The existing door and window openings would be utilised as much as possible to retain the character of the building particularly on the east and west facing elevations. The existing flight of stone steps leading up to the door at first floor level in the east elevation would be retained and used as an access into bedroom 3. New windows would be double glazed aluminium units set within aluminium frames (Coloured: Anthracite Grey) with matching external doors, to give the barns a contemporary look while still retaining their character.
6.2.6 The proposals also involve the demolition of the existing remnants of the abandoned farmhouse. This derelict structure which is located to the north of the barns on site is of Manx stone and comprises three walls with door and window apertures remaining, and a gable end containing a chimney stack. It has no roof covering. It is agreed that this structure could not readily be re-instated and that its removal to accommodate the garage with studio/office accommodation over, and with an attached tractor/machinery store to serve the development, would be acceptable in principle. The new 2-storey, garage unit with studio/office/WC and kitchenette above at first floor level accessed by a steel external staircase mounted on 4 supports on the west elevation with an open sided covered area for tractor and equipment storage would measure approx. 19.0m long x 7.0m deep x 4.5m to the eaves and 6.65m to the ridge, would be located approx. 10.0m north of the nearest of the barns. It would be significantly larger in footprint than the derelict farmhouse. This would accord with the requirements of Policy ENV15, which covers the parameters relating to agricultural need for a new building in the countryside. It is considered that the addition of this structure would assist
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in maintaining farming operations on the landholding given that the site is located on the land- holding of a sizeable working farm - as shown on the submitted land-holding plan. On balance, this element of the proposed development is considered to be acceptable.
6.2.7 Overall, Officers consider that these changes are acceptable. The future alteration and design of the Barns, new outbuilding and retained, refurbished pig sty, including any future extensions can be further controlled by the application of conditions which suspend the Town and Country Planning (Permitted Development) Order 2012 in respect of extensions and alterations to the Barns; the erection of any garages, sheds, greenhouses, installation of a swimming pool, the erection of walling, fencing or other means of enclosure to protect the character and setting of the converted Barns.
6.2.8 On the whole it is considered that the proposed interference with the fabric of the buildings to convert them to a dwelling and the proposed extension works for the front living room extension, with hard and soft landscaping to provide the walled garden would not lead to an unacceptable loss of the original character. Overall, the development proposed, satisfies the main test under IOMSP Policy HP11 (d,e,f (a-b)) for conversion of an existing rural building into a dwelling; and, Policy GEN2 b) c) and g) and ENV1 and ENV15 in respect of the new build garage/with studio/office accommodation over and with an attached tractor/machinery store.
6.2.9 The design proposed here is judged appropriate. The buildings have a clear character and what is proposed will alter them without adversely affecting that character. The new extension, creation of window openings in the east and west facing elevations, largely reflect the scale and positioning/arrangement of the existing openings. The centrally located, glazed full-height windows in the 2-storey south elevation of the existing barn, are the exception, although it is considered they would be in keeping with the proposed re-use and development of the barns as a dwelling. Overall, the interventions are limited in number and form, including the provision of a walled front garden and would not adversely affect the historic character of the Barns and stable building. As such, it is concluded that the conversion would meet the requirements of Housing Policy 11 with regard to the design approach taken for this conversion.
(iii) Visual Impact
6.3.1 In terms of the proposed extensions to the Barn, the provisions of Policy HP15 apply where extensions to traditional rural properties are generally only permissible when these respect the proportion and form of the existing property and only exceptionally will an increase over 50% being acceptable. However, this is not absolute and more of a guide figure but the key is that it should appear subordinate to the original building (in terms of floor space of no more than 50% of the original) with minimal visual impact to the wider countryside.
6.3.2 The ground floor extension to the east side of the south barn would have a floor area of approx. 83.4m2 which represents a less than 50% increase over the combined floor area of the Barns which amounts to approx. 362.0m2. These additions would represent a 23.0% increase in floor area. It should be noted that whilst the Barns are 2-storey in scale, have existing upper floors and any such area is included in these calculations. It is considered that these additions to the existing Barn structures are acceptable in the context of the 50% floor increase limit imposed by Policy H15.
6.3.3 The removal of the remnants of the derelict farmhouse structure have been covered in paragraph 6.2.6 above. This structure has a footprint of approx. 8.0m x 6.0m = 42m2. Taking into account that it would have had two stories, this would amount to approx. 84m2 total floorspace. Quite small by today's floorspace standards for a dwelling. The now proposed garage unit would have an approx. floor area of 133.0m2, which is close on 1.6 times the floor area of the farmhouse structure, although when taken into context with the converted barns (approx. 7.0m x 24.0m = 148m2, it would be approx. 95% of the floor area of these structures.
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6.3.4 Overall, it is considered that the new garage unit and its relationship with the converted barns would respect and reflect the attractive and characterful nature of the barn buildings that should be protected, and in so doing, would provide the Barns with appropriate ancillary accommodation that would assist in providing a sustainable future use for them. In respect of the works proposed to the Barns, Environment Policy 34 advises that Work to pre-1920 buildings should use traditional materials. In this case, the proposed mono-pitch roofed living room extension would add a degree of modernity to the development which would contrast with and at the same time compliment, the appearance of the converted barns. The Barns and would be converted using traditional materials with the existing natural stone walls being retained and natural slate being applied to their roofs. The use of these materials and any works of repair of making good using such materials and lime based mortar, can be conditioned. This would enable the architectural merits and vernacular appearance of the barns to stand out in this location as they would originally have done. It is considered that the proposals would provide a visual improvement to the character of the site and surrounding countryside.
6.3.4 Overall, it is considered that the visual impact of the proposed development accords with the provisions of Policies ENV1, GEN2 b) c) and g) and ENV34 in the Adopted Isle of Man Strategic Plan 2016.
6.3.5 When considering extending or building onto properties in the countryside, the rationale is that they should ideally follow that of a more traditional vernacular to fit in with the age when general development was emerging on the Island in the 1980's as noted in planning circular 3/91 to ensure any visual impact is appropriate for the countryside. In this case, the proposals should be supported as they accord with the aims and objectives of Policies STP5; GEN2 b) c) and g); ENV1; and, ENV34 in the Adopted Isle of Man Strategic Plan 2016. Overall, the built form of the proposal represents a proportionate and visually acceptable form of development for the site where the visual impact of the proposed development would accord with these above policy objectives and result in a development that would have a positive visual impact through its siting, scale, form and design.
(iv) Neighbours Amenities 6.4.1 The site lies in a remote location. There is one neighbouring dwelling located to the west at Lingague Farmhouse. Otherwise, there are no other immediate neighbours that could be impacted by the proposed development. There would be no overlooking or loss of privacy to these neighbouring occupants, and no third-party representations have been received. In this regard, the proposed development accords with the provisions of Section (g) of General Policy 2; and, Environment Policy 22(iii); and, the relevant advice contained in the Residential Design Guide 2021.
(v) Highway Safety 6.5.1 The application site is served by an existing access track from the B44 Ballakilpheric Road. This access track also serves the neighbouring dwellings at Lingague Farm, and Lingague Farm Cottage, as well as fields on both sides of the track in the run-up to the dwellings. DoI Highways has advised that the proposed development would have no significant negative impact upon highway safety, network functionality and/or parking, as the area is a low traffic rural area and the proposals are accessed off a private road then onto the public highway, both with adequate access visibility. Highways further advises that providing the outbuilding remains ancillary to the main dwelling so parking, access and layout is retained for both buildings use. The proposed garage would provide 3 No. secure, covered vehicle parking spaces as well having sufficient space inside to cater for cycle and bin storage; plus, a separate covered area to house farm equipment and a tractor. The proposed access and parking arrangements are considered to be acceptable and accord with the provisions of Policies Transport 4 and Transport 7 in the Isle of Man Strategic Plan 2016.
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(vi) Ecology 6.6.1 The applicant has provided details comprising Ecology Vannin's (EV) Preliminary Roost Assessment for nesting birds and Common Lizards in relation to the Barns and derelict farmhouse at Lingague Farm, dated June 2024; and, the Manx Bat Group's (MBG) Bat Survey report dated 20 May, 2023. The Ecosystem Policy Team (EPT) has acknowledged that both of these Reports are in order and that a suitable level of assessment has been undertaken. However, it has further advised that it is not yet content with the proposed ecological mitigation measures. The Team comments that: "Should the applicant not wish to erect a dwelling with eaves deep enough to suit the nesting requirements of swallows then consideration may need to be given to a free standing purpose built structure suitable for swallows, if so then it may be appropriate to provide details of this structure prior to determination of the application." It does, however, recommend that a condition is secured for no works to commence unless a wildlife mitigation plan, showing the specification, location, type and number of new nesting provision for birds, and a new lizard hibernaculum, has been submitted to Planning and approved in writing. It further recommends that conditions be applied that conditions be applied that: employ established 'Reasonable Avoidance Measures (RAMs) for Common Lizard', and that no permanent external lighting to be installed unless a sensitive low level lighting plan has been submitted and approved before any works on site commence.
6.6.2 It is considered that these conditions are acceptable and should be applied to any approval that may be granted. As such, the proposed development would accord with the requirements of the Wildlife Act 1990; and, Environment Policies 4 and 5 in the Adopted Isle of Man Strategic Plan 2016.
(vii) Landscaping 6.7.1 No specific landscaping measures are proposed as part of the application. It is considered that given the proposed works to the Barns and the creation of the walled garden to serve the converted Barns, with an approx. 1.2 m high wall to the rear (east) of the site, the visual aspects of the site and surroundings would be improved, and in conjunction with the above Bat, nesting bird, and Common Lizard mitigation measures, the bio-diversity of the site would be enhanced. In this regard, the proposals are seen to be acceptable and accord with the objectives of Policies EP3, SP4b in seeking to protect and improve the natural environment.
6.7.2 Any new planting or replacement of trees should be undertaken using Manx native species. The applicant confirms that he has no objection to this being made a condition of any planning approval. This would accord with the objectives of Policies EP3, SP4b in seeking to protect and improve the natural environment.
(vii) Drainage / Flooding 6.8.1 The proposals represent a re-use of previously developed land. The site does not lie within a recognised Floor Risk Area. Whilst the development would result in a greater extent of built form and hard surfacing being provided than is presently the case, it is considered that there would be no additional flood risk to land and properties lying downstream from the site as a result of these proposals. As such, it is considered that there would be no unreasonable risk of flooding or flood risk resulting from the proposed development that could be considered contrary with the provisions of Policies GP2l, Ep7 of the Adopted Isle of Man Strategic Plan 2016. In this regard, the proposals are considered to be acceptable.
(viii) Other Matters - None.
7.0 CONCLUSION 7.1.1 The proposed development for the conversion of the redundant barns into a single residential dwelling along with the erection of a small subordinate single storey extension to east elevation to provide open plan living accommodation; and, the erection of a detached garage, tractor and implement shed, with studio/office/WC and kitchenette above, along with
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the refurbishment and re-use of the existing pig sty, plus the provision of external landscaping, a new driveway and installation of new sewer treatment works; are all considered to be acceptable and accord with the abovementioned Policies of the Strategic Plan as outlined in this Report.
7.1.2 The proposed development meets the tests for exceptional development within the countryside. It is, therefore, concluded that the planning application should be approved subject to a range of conditions covering the use of materials to reflect the historic nature and importance of the Barns, landscaping, bio-diversity mitigation measures, drainage, and landscaping. Conditions restricting any additions and/or alterations which might otherwise constitute 'Permitted Development', meaning that they would require a specific planning permission, should also be added to any planning permission granted.
7.1.2 Recommendation - approve subject to conditions.
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.
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.
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __
I can confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to the it by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : ...Permitted... Committee Meeting Date:...02.09.2024
Signed :...H LAIRD... Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
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Signatory to delete as appropriate YES/NO See below
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
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PLANNING COMMITTEE DECISION 02.09.2024
Application No 24/00810/B Applicant Mr Steve & Mrs Kirsten Gorry Proposal Conversion of redundant farm outbuilding to form residential unit with single storey extension, replacement of derelict farmhouse with an agricultural building for garaging and storage of domestic and agricultural vehicles with studio/office at first floor Site Address Lingague Farm Ballakilpheric Road Colby Isle Of Man IM9 4BR
Planning Officer Hamish Laird Presenting Officer As above Addendum to the Officer Report
The Case Officer updated Members with a revised sentence to the wording of Condition 2, as to materials, removing the reference to a flat roof membrane covering which now reads:
'Standing seam metal sheet roofing colour: grey with lead flashings'
Further, Members noted that conditions 4, 6 and 7 should all refer to the Department as opposed to the Planning Authority. The Case Officer was requested to amend his recommendation to reflect consistency, which was agreed. The conditions have been altered accordingly.
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