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Our reference: 12-J034-WG
9th November 2012
Planning and Building Control Division Department of Infrastructure Murray House Mount Havelock Douglas IM1 2SF
RECEIVED ON 09 NOV 2012 DEPARTMENT OF INFRASTRUCTURE 1201515
Planning Application in Principle for Proposed conversion of redundant barn to dwelling, barn opposite Braaid Farm, Braaid (A26)
Dear Sir/Madam,
We submit herewith a Planning Application for Approval in Principle on behalf of our client, Gilbey Farms Ltd, for conversion of a disused barn to a dwelling.
Progeny drawings 12-J034-01, 02 and 03 show location plan, site plan (with levels and trees), and existing floor plans, elevations and typical cross-section of the barn respectively. Drawing 12-J034-04 shows the proposed development of the barn into a modest 2-bedroom dwelling, and drawing 12-J034-05 shows the proposed site plan.
The barn in question is directly opposite Braaid Farm on the A26 road from Braaid to Glen Vine. It once was originally part of the same farm with the road running between the buildings, which is not uncommon to the Manx countryside but has since been split up through various conveyances over time. The area is rural with Braaid being the local hamlet of well-spaced, diverse buildings. The barn is currently zoned as agricultural building and the application will require a change of use to residential.
The development retains the entire existing structure in total as an open-plan living space, with a subordinate extension to the rear to accommodate the bedrooms and bathroom. Existing openings are retained where possible with new glazed units in timber frames, and additional openings minimised to a single window in the Southeast elevation. The walls will be retained/repaired, made waterproof and insulated. The existing roof covering (corrugated sheet) will be replaced with natural slate, as this would have been the original roof covering, and the existing roof timbers repaired/restored. A study platform at the Southwest end of the main room will add interest to the building and the introduction of conservation roof lights will add light and ventilation to the main living space.
Externally the site will extend to approximately 712sqm, with a post and rail boundary fence to the two sides bordering the field. The existing gateway onto the road (A26) will be used as the access to the site, improved to provide appropriate visibility splays in accordance with Department of Infrastructure Highways Division requirements of minimum 90m x 2m, as advised by them. The road is relatively wide and straight at this point and visibility is generally good in both directions for emerging vehicles. A driveway will be created to accommodate two vehicles, with turning area enabling vehicles to both enter and emerge in forward gear.
Progeny Limited, 51A Victoria Street, Douglas, Isle of Man IM1 2LD, British Isles Tel: +44 (0) 1624 619093 Fax: +44 (0) 1624 614847. Email: [email protected]
1201515
There are several trees on the site but of little merit. Immature self-seeded saplings close to the barn will be removed along with the Leylandii and the poor mature trees near the Southwest gable and Southeast side walls. The larger ash tree near the West corner will be carefully lopped so as to provide shade to the rear patio without encroaching over the roof. Additional screen planting will be carried out as part of the garden layout, using suitable indigenous species. These proposals have been discussed with DEFA Forestry Division at a site meeting with Forestry Officer Peter Kaneen.
The barn in question is redundant, being separated from the other buildings with which it used to be associated (Braaid Farm). It was probably used originally as a feed/hay store and/or animal shelter but has not been used actively for such purpose in some years. This is further evidenced by the overgrown nature of the approach to the entrance to the barn and the barbed wire fence in front of the doors. The field in which the building stands was once farmed for root crops and other vegetables but has been part of a larger expanse of grassland for a considerable period. The horses that now graze it are stabled elsewhere when indoors.
We have consulted with Drainage Division and on their recommendation a percolation test has been carried out at the site and is attached to the application. The result of this test is acceptable and hence it is proposed that foul water is discharged to a septic tank and surface water is discharged to soakaways, which would be subject to detailed design as part any future Application for Detailed Planning Approval and/or Building Control Application.
The barn is considered to be in reasonable condition and suitable for conversion to a dwelling. A separate report to this end is included with the application, which contains certain recommendations with respect to alterations and improvements to the structure.
A series of photographs of the existing barn are included with the application. We trust this application is as required but should you have any queries please do not hesitate to contact us. Yours faithfully,
Peter Foxton
Progeny Limited, 51A Victoria Street, Douglas, Isle of Man IM1 2LD, British Isles Tel: +44 (0) 1624 619093 Fax: +44 (0) 1624 614847. Email: [email protected]
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