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The application site represents the curtilage of Middle Kerrowglass, Peel Road, Michael. The site is situated on the south eastern side of the Kirk Michael Coast Road, accessed via a long track which meets the Coast Road on the northern side of Ballaquine Farm. The property Lower Kerrowglass is also accessed via the track. The site is occupied by a detached house which faces south and opposite to this at distance of approximately 13.5m is a series of connected Manx stone barns arranged in a linear formation. The existing dwelling has recently been extended in compliance with 06/00098/B although the extension is not complete (see submitted photographs).
The application site is located within an area identified as being of High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order. Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered relevant in the assessment and determination of this application:
"Conversion of existing rural buildings into dwellings may be permitted, but only where:
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."
"The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan."
The following previous planning applications are considered relevant in the assessment and determination of this application:
03/01204/B sought approval for alterations and the erection of an extension and link conservatory to the main dwelling and conversion of part of an existing to a kitchen. This was approved.
03/01205/B sought approval for the conversion of existing outbuildings to 5 tourist units. This application was refused with the reason for refusal stating:
"Whilst the Planning Committee does not object in principle to the conversion of the barns to tourist use, the scale of the proposed tourist use and level of traffic that would be generated by such development would result in an increase in vehicles entering into and exiting from the farm lane. Due to the limited visibility onto the main road and the narrowness of the farm lane, the access is considered to be unsuitable to serve the proposed development, and would be dangerously unsafe."
04/02212/B sought approval for an amendment to PA03/01204/B specifically proposing additional windows and a door fitted in the north east elevation, together with additional gable window in study. This was approved.
05/01536/B sought approval to convert existing outbuildings into 5 self-contained tourist units and amendments to the vehicular access. This application was withdrawn.
06/00098/B sought approval for the re-building of an existing outbuilding to provide additional living accommodation. This approval related to a single storey outbuilding which projected off the front façade of the outbuildings which from the basis of this approval.
06/00638/B sought approval for the erection of an agricultural building. This was approved.
08/01270/A sought approval in principle to convert existing outbuilding into two self-contained units to provide ancillary accommodation. This application was refused with the reason for refusal stating:
"Whilst the principle of converting the barns is in accordance with Housing Policy 11, the two self-contained units of accommodation and level of traffic that would be generated by such development would result in an increase in vehicles entering into and exiting from the existing lane. Due to the limited visibility onto the main road, the access is considered to be unsuitable to serve the proposed development, and would prejudice highway safety, contrary to Transport Policy 4 of the Isle of Man Strategic Plan 2007."
Michael Commissioners have indicated no objection to this application.
The Department of Transport Highways Division do not object to this application. Having previously objected to the previous applications seeking approval for the conversion of the barns, the Department of Transport Highways Division has concluded that if the barns are connected to the main house (as proposed here) and are ancillary to the dwelling, the application would be acceptable in terms of highway safety.
The owner/occupier of Seacliffe, Old Castletown Road, Ballaveare, Braddan has commented on this application stating that the stone barns would appear to be worthy of retention although it is noted that no structural report has been submitted to support the application. A structural engineer's report has been requested from the applicant and has now been received.
The owner/occupier of Lower Kerrowglass objects to this application, reiterating previous concerns stating that the use of the existing lane, which is in his ownership, is unacceptable as it has poor visibility and is too narrow.
This application seeks approval in principle to convert the existing outbuilding to provide additional living accommodation. The extension approved under 06/00098/B would be completed so as to provide a physical link from the existing dwelling to the accommodation created by the barns. As this application is in principle only, there is no detail of the layout of each proposed unit or the external treatment of the barns. The application is supported by a structural survey and from visiting the site, the barns would appear to be in good order with relatively new roofs. Some of the apertures are not weather tight, however on the whole the barns would appear to be capable of conversion, an assertion supported by the structural survey.
The main issues to be considered in the assessment of this application are whether the barns meet the criteria set out by Housing Policy 11 and as such warrant retention and conversion, and whether the site and associated access can safely accommodate the proposed development. It is judged that given the relative isolation of the site, there would be no loss of amenity to neighbouring properties.
In terms of Housing Policy 11, the original use for the barns which would have been agricultural is considered to be redundant as the site is no longer an agricultural holding. The building is intact and appears to be in a good structural condition. The submitted structural report, compiled by Structural Engineering Services Ltd sets out that "...the building to be retained is suitable for renovation and is considered to be in good structural condition for farm buildings of this age." The report concludes that although structural works would be required to renovate and convert the barns, these works,
which are listed at section 4.0 of the report, are considered to be at a level which would not undermine the structural integrity of the building. It is however noted that the small barn at the north western end of the group (referred to as the "right hand barn" by the author of the report), is in the worst condition requiring its front lintel to be replaced which would involve rebuilding of the stonework over the opening. It is set out that underpinning of this section of the barn may be required. Notwithstanding the condition of this section, it is concluded that the barns are structurally capable of repair. Should approval be forthcoming, a further structural report would be required to assess the structural capability of the barn with regard to any proposed alterations such as the creation of new door and window apertures.
The building is an attractive example of a Manx stone barn displaying a stepped roofline and an irregular fenestration. The barns contribute positively to the site and the surrounding area and their protection and improvement through re-use would, if carried out sensitively, benefit the visual amenities of the locality.
The building is of a substantial size and could provide an acceptable amount of accommodation without the need for extension. It is proposed to link the barns to the main dwelling and as such the barns would effectively form an extension to the existing dwelling. As such there is no justified need to extend the barns. The use of the buildings for residential accommodation would be compatible with the existing dwelling if linked as additional living space as proposed here. The existing services of the dwelling could be used to serve the barns.
Turning to the issue of access, and specifically visibility, the Department of Transport Highways Division has previously expressed concerns that the site access cannot adequately serve the proposed development previously proposed. On visiting the site, it was apparent that the access itself has been improved through the introduction of painted white lines to delineate the extent of the access. Whilst this has improved the ability to see in both directions, there remains poor visibility when stopped within the dedicated junction area. On edging forward, it is possible to gain views of both directions, although the hump in the road to the right reduces visibility. It is considered that the access provides limited visibility however as the proposal is to extend the dwelling through incorporating the existing barns, the additional traffic generation would be less than would have potentially been generated by past applications which proposed tourist uses and self contained units. The Department of Transport has accepted this and does not oppose the application on the basis that the proposal is to provide additional accommodation linked to the main dwelling.
In conclusion, it is judged that the buildings comply with Housing Policy 11 in that the buildings are of sufficient interest to warrant retention and the other considerations of the policy are met, including structural capability. The existing access remains substandard and it is not within the applicant's control to improve the situation due to land ownership either side of the junction with the Coast Road. However given that the proposed barn conversion is to essentially extend the living space of the existing dwelling and would be physically linked to the existing property, it is judged that the retention of what are attractive traditional barns justifies a relaxation of the visibility normally required. The additional traffic generation resulting from the proposed development would be less than that generated by previously refused applications and this is recognised by the Department of Transport Highways Division. It is concluded that on balance the application is acceptable.
It is recommended that the application be approved.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Accordingly the following parties are not granted Interested Party Status:
The owner/occupier of Seacliffe, Old Castletown Road, Ballaveare, Braddan
Recommended Decision: Permitted
Date of Recommendation: 02.04.2009
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
C 2. This approval relates to the principle of converting the existing stone barns to form additional living accommodation to Middle Kerrowglass, Michael, as shown by the information and plans 08/0414/1/A, 08/0414/2/A and Photographs 1-7 received 19th December 2008 and Engineers Report received 3rd March 2009.
C 3. Any future reserved matters application(s) must include a structural survey and method statement setting out how the buildings are to be converted.
C 4. The accommodation created by this approval shall remain incidental to the use and enjoyment of the property Middle Kerrowglass, and shall not consist of self contained accommodation.
N 1. The applicant is requested to consult with the Department of Transport Highways Division regarding the potential for improving the existing access onto the Coast Road.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 17 May 2009
Signed: _________________________ Senior Planning Officer
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