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Application No.: 03/00393/B Applicant: Mr W J Mc Cracken Proposal: Conversion to four dwellings, redundant Site Address: Barn, Ballamenagh Moar Farm Ballamenagh Road Baldrine Douglas Considerations Case Officer: Sarah Corlett Photo Taken: 14.07.2003 Site Visit: 14.07.2003 Expected Decision Level: Committee Decision Written Representations We have received 1 private representations for this application. Consultations Consultee: Highways Division Notes: no adverse traffic impacts, subject to imposition of conditions Consultee: Lonan Parish Commissioners Notes: Refused, comments re useage of land, and standard of road Consultee: IOM Water Authority Notes: Of interest Consultee: Chief Fire Officer Notes: smoke detectors Consultee: Drainage Division Notes: no objection in principle subject to conditions re sewage Policy Renovation of Countryside Buildings
The site represents the immediate curtilage of an agricultural barn which is situated on the eastern side of the Ballameanagh Beg Road leading from Baldrine Park to Lonan Old Church. The site is part of the holding of Ballameanagh Mooar Farm which extends to the north, south and east.
The site accommodates the stone barn and some metal portal framed buildings between the barn and the road.
Ballameanagh Mooar has been the subject of several applications which have approved the erection of a new farm dwelling (99/0366) and alterations to the farm house (02/2318) which has been sold off. The new owner of the farm house has applied for a new dwelling in the orchard in front of the house: this was refused (03/1599).
This application seeks permission for the conversion of the barn to living accommodation in the form of four units. The portal framed buildings will be removed and room for car parking provided. A communal septic tank will be provided to the south of the buildings in an open area. The residential curtilage will be formed naturally by a ditch and hedge alongside the access driveway.
Several plans have been submitted showing different treatment of the windows and doors. The latest set of plans received on 9th March, 2004 show in the case of all but one window in the front elevation, the use and modification of existing windows rather than introducing new ones (I think retaining the large apertures will not work - see drawings received on 21st May, 2003).
The proposal conforms with the guidance of Planning Circular 3/89: the buildings are not suitable for modern agricultural operations and this is confirmed by the letter from the Chief Agricultural Adviser dated 21st November, 2003. He suggests that even if the barn is not converted, an application may well be forthcoming for the erection of a modern agricultural building which may occur if the barn is converted, in order to maintain the remainder of the holding although the land will be leased out to the farmer of an adjacent farm.
The conversion would comply with the other requirements of the policy: it is not being extended or significantly altered and the use is unlikely to adversely affect either the adjacent residential properties or the adjacent farming operations.
In respect of the Commissioners' comments I would suggest that not filling in the form correctly is not a valid reason for refusal, the surrounding fields are not to be turned to residential use - the residential curtilage is clearly defined in the application, the Isle of Man Water Authority has not objected to the application, Department of Transport has not objected to the application and redundancy has been established through professional advice from DAFF.
The other concerns which have been raised by others include the suitability of the road and damage to adjacent properties. This has been caused by the illegal uses to which the farmyard has been put - including the storage of scaffolding necessitating the toing and froing of the heavy vehicles needed to transport it. This use has now stopped.
Recommendation
Recommended Decision : Permitted Date of Recommendation : 30.03.2004 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval
N : Notes attached to conditions R : Reasons for refusal O : 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 the conversion of the barn to four residential units as shown in drawings reference 77-01-01A received on 20th January, 2004 and 77-01-02B and 77-01-03B received on 9th March, 2004 and amended site plan received on 10th November, 2003.
C 3.
The windows and doors must be made from timber and retained as such unless otherwise approved by the Planning Committee.
C 4.
No development may commence until such times as the access, complete with visibility splays as shown in the site plan received on 10th November, 2003 have been created to the satisfaction of the Planning Committee after consultation with the Department of Transport.
C 5.
The rear boundary of the residential curtilage must be formed by a new Manx hedge constructed in accordance with Planning Circular 1/92.
C 6.
No approval is granted to the canopies shown on the front elevation of the building. These are considered inappropriate on a rural building of this nature.
N 7.
The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
N 7.
For water connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the Isle of Man Water Authority Planning and Projects Section, telephone 695958.
N 8.
The sewage disposal system will remain a private facility and will not be adopted by the Department of Transport. The applicant should liaise with the Department of Transport Drainage Division and the Department of Local Government and the Environment's Environmental Protection Division in respect of maintenance of this facility.
Decision Made : .................................
dereprec.doc
Committee Meeting Date : .................................
C1
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