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Application No.: 09/01326/R Applicant: Mrs Margaret Baxter Proposal: Rendering and painting part of front elevation of dwelling Site Address: - The Nab - Top Road - Crosby - Isle Of Man - IM4 4HL ### Considerations Case Officer: Mr Steve Stanley Photo Taken: - Site Visit - Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee: Marown Parish Commissioners Notes:** no objections.
The application site represents the curtilage of The Nab Farm, Top Road, Crosby, Marown. The site is set back approximately 220 metres to the north of the Top Road with the main house having mature trees planted to its immediate boundary. Despite some mature planting, the property is visible from the Top Road.
The application site is located within an area identified as being 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:
Environmental Policy 1, which states:
"The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
Housing Policy 11, which states:
"Conversion of existing rural buildings into dwellings may be permitted, but only where:
13 October 2009 09/01326/R Page 1 of 4
The site has been the subject of several previous planning applications, the following of which are considered relevant in the assessment and determination of this application:
PA96/00506/B sought approval for alterations and extensions to the dwelling. This was permitted 7th August 1996. PA97/01717/B sought approval for alterations and extensions to the dwelling. This was approved 4th March 1998. PA99/01902/B sought approval for the creation of a new entrance driveway. This was refused at appeal 13th November 2000. PA00/01224/B sought approval for the erection of an indoor equestrian centre. This was refused at appeal 11th February 2002.
PA00/1224/PART2 sought approval to convert the existing barn to provide additional living accommodation. This was approved 11th February 2002.
PA01/00629/B sought approval for the creation of a new vehicular access and driveway. This was permitted 2nd October 2001.
PA04/02559/B sought approval to convert the existing barn to additional living accommodation (representing an amended scheme to approved 00/01224/PART2). This was approved 21st April 2005.
PA06/00439/B sought approval for the erection of a garden store. This was approved. PA07/00909/B sought approval for the replacement of the existing flat roof over the attached garage with a pitch roof incorporating additional living accommodation. This was permitted.
PA08/00730/B sought approval for the erection of a detached garage with store / games room above. This was refused by the Planning Committee and at appeal.
PA08/01246/B sought approval for the erection of a two storey extension to the front elevation of the converted barn attached to the main dwelling. This was refused and is currently at appeal.
08/01428/B sought approval for the erection of a building to provide an indoor manege, stables and tack room. This was refused and a subsequent appeal request was withdrawn.
The Department of Transport Highways Division does not object to this application. Marown Parish Commissioners do not object to this application.
This application seeks retrospective planning approval for the rendering and painting of the front elevation of the attached barn which has been converted under previous planning approvals to form additional living accommodation. The elevation had previously had a natural stone finish as seen on the side elevation of the building. The front elevation has been smooth rendered and painted to match the main dwelling including decorative mouldings around the windows and windows and quoins at the corner painted in a contrasting colour to the exterior walls.
The applications to convert the barn to form additional living accommodation to the dwelling showed the stone finish being retained and no proposal to render any of the elevations were made as part of any previous planning applications. The rendering of the elevation materially changes the appearance of the barn building and requires planning approval. The applicant's agent sets out that the rendering was carried out following the completion of the conversion at which point the external stonework had been re-pointed as originally intended. Subsequently severe rain exposure caused water ingress and it was decided that rendering the exterior elevation would be the most obvious solution.
The applicant's agent considers that the rendering is unobjectionable and that as there have been no objections to the rendered and painted finishes applied to the converted barn, the application should be approved.
It is judged that the main issues to be assessed in the consideration of this application are whether the rendering and painting of the front elevation of the converted barn would harm the character of the building so as to warrant refusal.
The relevant policy by which this application must be assessed is Housing Policy 11 of the Isle of Man Strategic Plan 2007. This relates to the conversion of existing rural buildings to provide residential accommodation and includes guidance on how buildings which have been converted may be developed subsequent to their conversion. As part of the requirements set out by HP11, part (c) sets out that buildings will be eligible for conversion only if they demonstrate architectural, historic or social interest to warrant their retention and conversion. It is judged that an integral part of the character of the building in question was the exposed stone finish. The rendering of the front elevation is judged to be detrimental to the character and appearance of the original barn which contributed to the justification for converting it.
HP11 further advises that conversions of rural buildings to form dwellings must, where practicable and desirable, re-establish the original appearance of the building and use the same materials as those on the existing building. The rendering of the principal facade fails to comply with either of these aspects of HP11.
The objective of HP11 is to allow for the retention and re-use of rural buildings, the character and appearance of which is judged to contribute to the visual amenities of the surrounding area. It follows that proposals for alterations to converted rural buildings must be carefully assessed so as to ensure that the special features which attributed to a character worth retaining and converting are not lost through inappropriate changes to the original building. It is judged that the rendering of the front elevation adversely affects the character and appearance of the original building.
Refuse.
PARTY STATUS 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:
The Department of Transport Highways Division Marown Parish Commissioners
Recommendation
Recommended Decision: Refused Date of Recommendation: 13.10.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. The rendering and painting of the front elevation of the converted barn have substantially altered the appearance of the original converted building resulting in a substantial reduction to the original interest and character of the barn, contrary to the provisions of Housing Policy 11 of the Isle of Man Strategic Plan 2007.
I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Refused Date : ......10.11.19......
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