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Planning Office Planning and Building Control Division Department of Infrastructure Murray House Mount Havelock Douglas IM1 2SF
Planning Application in Principle for Proposed conversion and extension of a redundant barn into a 2-bedroom dwelling, 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 and extension of a disused barn into a dwelling.
A similar application was made in 2012 (PA 12\01515\A) but was refused. This new application addresses the reason for refusal in that:
(a) the size of the rear extension has been reduced to 50% of the existing barn floor area, making a reduction in footprint from the previous application of 14%; (b) the residential curtilage around the property has been reduced from 712 sqm to 558 sqm (a reduction from previous of over 20%); (c) access to the site has been further improved by adjustment of the existing entrance gateway.
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, drawing 12-J034-05 shows the proposed site plan, and drawing 12-J034-06 shows the entrance visibility splays.
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 an agricultural building and the application will require a change of use to residential.
The development retains the entire existing structure in total, largely as an open-plan living space, with a bathroom and hall to the rear and a subordinate extension to accommodate two modest bedrooms. Existing openings are retained where possible with new glazed units in timber frames, and additional openings minimised to a single window in the Northwest elevation (kitchen) looking onto open fields, and two small windows (hall and bathroom) in the Southwest gable. The existing stone 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 be approximately 558sqm, 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, with improvements 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.
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.
The photographs submitted with the application clearly show there were no tracks up to the building at the time of our survey in 2012. Some tracks were made during the excavation of the trial hole for drainage assessment purposes in 2012 but these have since become completely overgrown again.
The barn itself has not been used for keeping livestock, implements or feedstuffs for many years, as it is distant from the owner's farm (Ballacallin Mooar in Crosby) and unsuitable for the horses that usually graze/exercise in the field. There are separate horse shelters for these animals closer to the main stables at Ballacallin Mooar. As explained above, the building was originally part of Braaid Farm however since separation it became redundant and has not been used for agricultural purposes for many years (or ever for housing horses as it is entirely unsuitable).
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. Cracks that are present in the walls appear to be historic, in that they are likely to have occurred some time ago probably due to initial settlement. The
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]
proposed conversion/development should not impose any additional loading on the existing external walls as it is not proposed to add a second storey or increase the roof structure, only to re-cover it. A new internal wall lining would be formed to provide insulation and prevention of damp ingress to the internal space. This could also be used for structural support if required.
The cracks that exist can be repaired by suitable mechanical means and re-pointed using lime mortar. Indeed such repairs may be carried out irrespective of the planning application at hand, should the owner so choose and any structural issues arising from the proposed conversion would of course be fully addressed as part of any building control application for such development.
A series of photographs of the existing barn are included with the application.
This current application falls within the housing case set out in section 8.10 of the Strategic Plan, an extract from which is included below.
8.10.1 Throughout the countryside, there are examples of buildings which are no longer suitable or needed for their originally intended use, but which are of sufficient quality or interest to warrant retention and re-use.
8.10.2 Conversion of such buildings into dwellings can make a useful contribution to the housing stock, ensure retention of our built heritage, and improve the appearance of what might otherwise become derelict fabric. The following policy is therefore appropriate:
Policy 11: Conversion of existing rural buildings into dwellings may be permitted, but only where:
Such conversion must:
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.
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]
In the case of the current application, we believe the above criteria are met and have been documented within this application (the building is redundant, substantially intact and capable of renovation, large enough to form a dwelling, would not be out of keeping with surrounding uses, can easily be provided with mains water and electricity services, can be drained to septic tank and soakaway, will retain the original building appearance and will use the same materials as original). This clearly differentiates it from some earlier, historic applications that were both for new buildings, not conversion of an existing, redundant property. These are mentioned below for reference.
This application was for approval in principle for a new building in the field to the northeast of the field within which the subject barn is situated. It was refused as the area was not (and is not) zoned for development and was contrary to planning policy. This application was not made by Gilbey Farms Ltd and indeed part of the field in question has since been sold to the adjoining property to form a larger garden for it.
This application was for approval in principle for erection of a new building in the field to the southwest of the field within which the subject barn is situated. It was refused as the area was not (and is not) zoned for development and was contrary to planning policy. An appeal was lodged but the decision to refuse the application was upheld. Again, this application was not made by Gilbey Farms Ltd.
In both of the above cases, the applications were for erection of a new dwelling on land not zoned for development and were rightly refused.
A representative from DEFA carried out a cursory bat survey during the previous planning application process and no bats were found. Prior to any development a further survey would be done.
We trust this application is as required but should you have any queries please do not hesitate to contact us. Yours faithfully,
Peter Foxton
Tel: +44 (0) 1624 619093 Fax: +44 (0) 1624 614847. Email: [email protected]
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