Planning Officer Report

Planning Officer Report And Recommendations {{table:25652}}

Officer's Report

The Application Site

1. The application site forms the curtilage of Ballagilley Farm in Maughold, which is located on the eastern side of the A2 road and south of Ramsey. The application site currently contains a substantial stone barn building and a more modern steel portal frame agricultural building.

The Proposal

1. The proposal comprises the demolition of an existing barn and conversion of redundant stone barns into living accommodation.

Planning History

1. The application site has been the subject of a number of previous planning applications, the following of which are considered specifically material to the assessment of this current planning application:

1. Planning application 07/01992/A sought approval in principle for the conversion of stone barn to a farmworker's dwelling with integral garage. This previous planning application was approved on the 10th March 2008.

1. Planning application 08/01332/REM sought approval for the reserved matters for the conversion of stone barn to farmworker's cottage. This previous planning application was approved on the 30th September 2008. This planning approval was not implemented and has now lapsed.

Planning Policy

1. In terms of land use designation the application site is note designated for any site specific purpose but is within a wider area of land classified as being of High Landscape or Coastal Value and Scenic Significance under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains the following policies that are considered specifically material to the assessment of this current planning application:

1. General Policy 3 states:

"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

• (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);"

• (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
• (c) previously developed land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
• (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
• (e) location-dependent development in connection with the working of minerals or the provision of necessary services;
• (f) building and engineering operations which are essential for the conduct of agriculture or forestry;
• (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
• (h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

1. Environment Policy 2 states:

"The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

• (a) the development would not harm the character and quality of the landscape; or
• (b) the location for the development is essential."

1. Housing Policy 4 states:

"New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:

• (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10;
• (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and
• (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14."

1. Housing Policy 11 states:

"Conversion of existing rural buildings into dwellings may be permitted, but only where:

• (a) redundancy for the original use can be established;
• (b) the building is substantially intact and structurally capable of renovation;
• (c) the building is of architectural, historic, or social interest;
• (d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building;
• (e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and
• (f) the building is or can be provided with satisfactory services without unreasonable public expenditure.

Such conversion must:

• (a) where practicable and desirable, re-establish the original appearance of the building; and
• (b) use the same materials as those in the existing building.

Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical, form.

Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character."

Representations

1. Maughold Parish Commissioners state that they have no concerns with the planning application.

1. The Department of Infrastructure Highways Division do not oppose the planning application.

1. The Manx Electricity Authority expresses an interest in the planning application. The subject of their interest is relates to non planning considerations.

1. The owners and/or occupants of Glebe Cottage, which is located in Maughold but not within close proximity of the application site, expresses an interest in the planning application. They do not directly state whether they support or oppose the proposed development but suggest that the existing waterwheel should be better incorporated into the proposal.

Assessment

1. The planning application seeks planning approval for the demolition of an existing barn and conversion of redundant stone barns into living accommodation. Technically, whilst it has been included within the description of development the demolition of the existing barn, which is a detached more modern steel portal frame agricultural building, does not require planning approval as it is to be removed in its entirety. Irrespective of that the demolition of this building is not considered to raise any issues or concerns. The conversion of the stone barns into living accommodation does require planning approval and the primary purpose of this planning application is to consider the acceptability of this.

1. There is provision under planning policy for the conversion of such buildings into dwellings. The specific criteria for this are set out with Housing Policy 11, it is therefore appropriate to assess the proposed development against that policy. In terms of that the building is redundant of its original use as the building does not meet modern farming standards in terms of access and space. A structural engineer's report submitted with the planning applications concludes that the building is structurally capable of conversion, an unsurprising conclusion given the substantial size and self evident state of the building. The building clearly has sufficient architectural interest to warrant the conversion and it is of more than sufficient size to form a satisfactory dwelling. The proposal includes the construction of an entrance porch that this links the overall building together in terms of providing a habitable dwelling. In comparison to the overall building this proposed porch is relatively modest and will not be visible to the public from outside of the application site. It is therefore considered to be a suitably subordinate extension that does not unduly affect the character or interest of the building. The proposed conversion should not unduly affect adjoining uses and it is understood that services can be readily provided. Overall, the proposal is concluded to accord with the relevant provisions of Housing Policy 11.

1. As stated above the proposal includes the construction of an entrance porch, the size and impact of which is considered to be acceptable. An existing annex would also be removed as part of the proposed development. This element of the building is located in a position that is not readily visible to the public and is minor in comparison to the overall building. As such, its removal is considered to be acceptable. The proposed fenestration within the building appropriately utilises existing windows and other openings, and the introduction of some rooflights is visually acceptable. Whilst comments on the integration of the water wheel are noted the proposal is considered to be acceptable in this respect as it does not propose the removal of the aforementioned water wheel. Overall, the proposed alterations to the building and design of the proposal are concluded to be acceptable.

1. As for other material considerations the proposal should not unduly affect the private amenity of the adjacent dwelling due to the distance between the dwellings and the arrangement of the dwellings. Access arrangements to the application site are unchanged from the existing situation. This access point sits on the outside of a bend and provides appropriate visibility for the site and proposed development. The proposal is not considered to affect any other obvious material planning consideration.

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Maughold Parish Commissioners.

1. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Infrastructure Highways Division; The Manx Electricity Authority; and The owners and/or occupants of Glebe Cottage.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 14.01.2013

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to drawing no.s 1, 2, 3, 4 and 5 date stamped the 26th November 2012.

C 3. The residential curtilage of the dwelling created by the conversion is hereby defined by the red line shown on drawing no. 3 date stamped the 26th November 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 15-1-13

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : Sanpue Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager