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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 21/01462/B Applicant : Mr Jimmy Cryer Proposal : Conversion of existing barn to form new dwelling with associated parking Site Address : Briarfield Grenaby Road Ballasalla Isle Of Man IM9 3DP

Planning Officer: Mrs Vanessa Porter Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 05.05.2022 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

C 2. Prior to the commencement of the development hereby approved a tree protection scheme shall be submitted to and approved in writing by the Department. Tree protection measures shall be shown on a layout plan accompanied by descriptive text which includes but is not limited to details of; a) The location of the trees to be retained and their canopy spreads; b) The location of a 'construction exclusion zone' c) The position of protective fencing and/or other protective measures required to prevent damage to retained trees. d) An appropriate specification for the protective measures proposed.

The development must be carried out in accordance with the approved details. No alterations or variations to the approved tree protection scheme or working methods shall be made without prior written consent of the Department.

Reason: required prior to commencement to ensure that all trees to be retained are adequately protected from damage to health and stability throughout the construction period to protect and enhance the appearance and character of the site and locality.

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C 3. Prior to the commencement of any works, details of all replacement windows, rooflights and doors to be installed shall be submitted to, and approved in writing by, the Department. The development shall take place in accordance with the approved details and retained as such thereafter

Reason: In the interest of retaining the character and interest of the existing barn and confirmation of the use of hardwood.

C 4. With exception to those development works hereby approved the barn shall be retained in full.

Reason: In the interest of preserving the historic interest of the original barn buildings and the development has been considered on an exceptional basis against Housing Policy 11.

C 5. Prior to the undertaking of any other work hereby approved the entrance including visibility splays shall be formed in accordance with drawing No. SP1D, dated 23rd February 2022 and retained as such thereafter.

Reason: to ensure that the development has a safe means of access.

C 6. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 and the Town and Country Planning (Permitted Development and Change of Use)(Amendment) Order 2020 (or any Order revoking and/or re-enacting that Order with or without modification), no garages or other free standing buildings shall be erected within the curtilage of the dwelling hereby approved, nor shall the property be extended nor the conservatory roof be re-finished, other than that expressly authorised by this approval, without the prior written approval of the Department.

Reason: To control development in the interests of the amenities of the surrounding area.

This application has been recommended for approval for the following reason. The proposal would sympathetically renovate and reuse existing rural building without substantial harm to the character and appearance of the open countryside, the local environment and ecology, or the highway network. The proposal is considered to accord with Strategic Policy 3, General Policy 3, Environment Policies 1 and 42, Housing Policies 11 and Transport Policy 7 of the Isle of Man Strategic Plan and is recommended for approval, subject to conditions as outlined above.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 6th December 2021: o Location/ Block Plan o Drawing No. VS1 o Planning Statement

This decision also relates to drawing No. SP1D, PA1D & S2B received on the 23rd February 2022.

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Interested Person Status - Additional Persons

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It is recommended that the following organisation should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):

Manx National Heritage as they do not own or occupy property that is within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy and they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Department's Operational Policy on Interested Person Status. __

Officer’s Report

THE APPLICATION SITE

1.1 The application site is within the curtilage of Briarfield, Grenaby Road, Ballasalla which is a site situated to the Western side of Grenaby Road, at its Southern end near to its junction with the A3 Foxdale Road.

1.2 The site accommodates a dwelling, Briarfield, and its car port together with, to the South, a stone outbuilding and to the North another stone outbuilding with more recent outbuilding and stable immediately to the North of the house.

1.3 The barn which is the subject of the application lies to the South of the main dwelling and is a simple stone building which has its front gable on the roadside and is rendered with a door at first floor level and a garage door underneath.

1.4 Due to the siting of the barn, three of the elevations are viable from Grenaby Road.

THE PROPOSAL

2.1 The application seeks approval for the conversion of an outbuilding within the site to a separate dwelling. The proposed dwelling will be two storey and is to provide a kitchen/dining room, utility room and living room to the ground floor level and two bedrooms with en-suites to the first floor level.

2.2 There is proposed to be two dedicated parking spaces within the overall site to the West of the barn and the bin/bicycle and fuel storage will be situated within a small outbuilding, located to the South West of the barn.

2.3 The proposed alterations works are mostly within the barn itself with there being a raising of the ridge height by 30cm and the removal of the existing garage door situated to the East elevation and the installation of a window. Other alterations include the installation of double doors to the South elevation, roof lights and replacement roof structure and replacement welsh slates.

2.4 A Structural Report is provided which highlights a number of constraints: the condition of the roof, a lean in the rear gable wall, the condition of the roof purlins supported on the west gable, the timber inner lintels, cracking to the external walls and the timber wall plate at first floor level together with limited head height at first floor level. The suggested remedial work to address the structural issues include the replacement of the timber lintels, the application of concrete stitches to tie the walls together and the remaining voids filled with cementitious grout, the replacement of the wall plate in short lengths and the resulting void filled with slate bedded in sand lime mortar. It also comments on the proposal in architectural terms,

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suggesting that the scheme "re-using the existing door and window openings" and recommend that the peak of the eastern gable should be demolished given the magnitude of the out of plumbness this wall currently exhibits and they also recommend the demolition of the three existing openings on the southern elevation and the construction of new masonry sections to infill between the openings which is not shown on the plans. They are confident that whilst the scheme increases the height of the building, this additional load can be accommodated by the existing walls and ground beneath. They also recommend the installation of a concrete ring beam to wrap around the outer walls resulting in the demolition of both gable peaks despite the eastern gable being structurally sound and which is also not shown on the plans.

2.5 It should be noted that the information provided within the Arboricultural Method Statement attached whilst relevant for the tree on the site, does show the previously Refused application site plan within the drawings received as Appendix 4a and 4b.

PLANNING HISTORY

3.1 There are several applications on the site of which PA19/01409/B is the most relevant and was for "Conversion and erection of extension to barn to provide ancillary living accommodation, which was refused for the following reasons;

3.2.1 Reason for Refusal 1: Not only would what is proposed not comply with HP 11d and sub paragraph a (it would not re-establish the original appearance of the dwelling which is considered desirable in this case as if it were not, then the proposal would fail paragraph c), what is proposed would have a harmful impact on the character of the area due to the unsympathetic alterations to the building which are not in keeping with its current simple form in terms of the new dormers, modern extension with inappropriate doors and canopy and the modern form of glazing in the roadside gable. The proposal therefore also contravenes Environment Policy 1 of the Strategic Plan.

3.2.2 Reason for Refusal 2: The proposal would result in an intensification of substandard existing accesses and would result in a detrimental impact on highway safety, contrary to General Policy 2h and i of the Strategic Plan.

PLANNING POLICY

4.1 The site lies within an area zoned as "Not zoned for a particular purpose" on the Area Plan for the South, Map 3 - Proposals. The site is not within a Conservation Area nor a Flood Risk Zone.

4.2 Given the designation of the site and the nature of the development it is relevant to consider the following policies of the Isle of Man Strategic Plan 2016 in the assessment of this application, General Policy 3 (b) in association with Housing Policy 11, both of which are for the conversion of rural buildings to dwelling, Environment Policy 1 for the protection of the countryside, Environment Policy 42 which seeks that new development takes into account the character and identify of the surrounding area, General Policy 2 for the general standards towards development, Transport Policy 7 with regards to parking standards, Strategic Policy 3 which requires that proposals should have regard to the use of local materials and character in their design and Strategic Policy 5which seeks that new development should be designed so as to make a positive contribution to the environment of the Island.

4.3 It is also necessary to assess the proposal against Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside.

4.4 The recently released Residential Design Guidance 2021 is also a material consideration and whilst focused on dwellings within settlements, does offer advice in relation to the impacts on neighbours.

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4.5 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.

REPRESENTATIONS

5.1 The following representations can be seen online in full;

5.2 Highway Services have considered the application and state in part, "As drawn, the proposal raises no significant road safety or network functionality issues with benefits gained in adjustment of the existing access to serve more movements, enhance lines of sight and in the reduction in conflicting movements on removal of an existing access."(23.12.21)

5.3 No comments have been received from Malew Parish Commissioners at the time of writing this report.

5.4 The Ecosystems Policy Officer has written in to state that whilst the provided bat survey shows not bats there is still potential for them within the area and as such checks should be made during the works and bat boxes should be installed. (31.12.21)

5.5 Manx National Heritage have written in to note that there could be bats within the property and that the owners should incorporate bat boxes into the structure. (4.1.22 & 6.1.22)

5.6 DOI Highway Drainage have written in to state ""Highways DC notes the amendments uploaded on 23 February 2022. The catch drain should be positioned within the property boundary otherwise the comments from HDC are as per the response dated 23 December 2021 with exception of the need for an additional drawing number: SPID. Highway Drainage may comment further." (28.02.22)

5.7 DEFA Forestry have written in to add comment in that a condition should be attached for a tree protection survey to be done. (28.02.22)

ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are;

• principle of proposal/ Housing Policy 11
• impact on highways
• impact on the countryside
• other matters

6.2 PRINCIPLE OF PROPOSAL / HOUSING POLICY 11

6.2.1 The application site as can be seen in section 4 of this report is within an area not designated for development, as General Policy 3 is the most relevant policy. When looking at the barn itself in relation to General Policy 3, we can see that the proposal fits within part b (conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);).

6.2.2 Housing Policy 11 has seven parts of which part a states that the structure must be redundant from its original use. Whilst no information has been provided to state that the structure is redundant from its previous use it can be seen that an application was received in 1998 which was for the erection of additional barn/stable block. It is also necessary to note that within the Appeal Inspectors report for PA19/01409/B, the inspector stated, "The barn is now surplus to requirements (and therefore redundant) as there are new stables, a car port and another stone barn within the curtilage of "Briarfield." It is therefore considered that

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redundancy has been established and the proposal conforms to Housing Policy 11 in this respect.

6.2.3 Turning towards part b) of Housing Policy 11 and whether the structure is substantially intact and capable of renovation. A structural report was received as part of this application which states that the structure is intact and would be structurally suitable for the conversion to a dwelling. There is reference within the structural report that the West gable peak might need to be re-built. This has not been shown as being re-built on the drawings and as such this application has not assessed the possibility of the re-building of this wall and a condition should be attached to make reference to this.

6.2.4 When looking at whether the proposal complies with part c) of Housing Policy 11, it can be seen that the structure is a relatively unspoilt example of a Manx outbuilding and as such is of architectural merit. The retention of the structure would be a benefit for the overall Manx countryside and as such it would comply with part c) of Housing Policy 11.

6.2.5 In terms of part d) of Housing Policy 11, it is noted that the policy requires that the structure should be large enough to form a satisfactory dwelling. The proposal here is situated within the existing retained structure with no additional extensions proposed. The proposal is to supply a two bedroomed property of an acceptable size as such the proposal complies with part d) of Housing Policy 11.

6.2.6 The proposal also complies with part e) of Housing Policy 11. The proposed conversion of the barn is not considered to be incompatible with the adjoining established use of "Briarfield," which can be seen as residential. The proposed residential use of the barn would not have adverse impact upon "Briarfield" in terms of overlooking, loss of light or overbearing impact. Therefore, there is no reason to assume its use for residential purposes would be incompatible with adjacent uses; although the additional comings and goings associated with its use would be more impacting than the current redundant use.

6.2.7 With regards to part f) of Housing Policy 11, the proposal here would be creating a better entrance into and out of the site and as such the proposal will comply.

6.2.8 Housing Policy 11 also requires that conversions should: (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. Whilst is can be seen that there are alterations which include the installation of doors and windows, whilst no reference can be seen to state that any of the windows will be replaced, they are currently of wooden form and as such their replacement should be the same. Confirmation was received from the agent to state that they would replace any with hardwood and to assist in this happening a condition should be attached. The other alterations to the structure such as the alteration from garage door to window, will be done on a matching the rest of the structure basis, and whilst there removal of the asbestos tiles with slates is not keeping the existing or replacing on a like for like basis, the change is very accepted and ultimately would be better for the structure.

6.2.8 Based on the above it is considered that the proposal complies with Housing Policy 11.

6.3 IMPACT ON HIGHWAYS

6.3.1 Overall the proposal with regards to Highway Safety has been changed since the 2019 application, which was using the existing entrance by now providing a widened entrance of 5m. Highway Services have stated that this would be more than adequate for two way movements.

6.3.2 Using the barn as an additional dwelling on the site will have no additional impacts to Briarfield with regards to Highway Safety, firstly as there are two designated spaces for the

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barn, in accordance with Transport Policy 7 and secondly the proposed works to the entrance will assist in the whole site being afforded better maneuvering into and out of the site.

6.4 IMPACT UPON THE COUNTRYSIDE

6.4.1 When assessing whether there would be an impact upon the countryside as per Environment Policy 1 and Housing Policy 11, it is noted that the proposal would retain the existing built fabric for the barn with no major alterations proposed to the main structure. This ensures that there is the retention of the Island's built heritage and ultimately will improve the appearance of what might otherwise become a derelict fabric, as leaving the building in its unused and unattended form would facilitate the property going into dereliction.

6.5 RESIDENTIAL AMENITIES FOR FUTURE OCCUPANTS

6.5.1 The internal accommodation of the proposed dwelling consists of living room, kitchen/dining room with utility room and toilet to ground floor level and two bedrooms with en-suites to first floor level. It is considered that the internal accommodation would be an acceptable size, and all primary rooms would have adequate level of outlook and light. It is worth noting the barns location within the overall site, in that to the West of the site is "Briarfield" itself. There is only one window facing onto "Briarfield" which is situated to ground floor level and as such it is deemed that the impact of the proposed dwelling on "Briarfield" would be minimal.

6.6 OTHER MATTERS

6.6.1 When looking at the other matters, the proposed replacement dwelling will not create any issues with regards to criminal activity or the spread of fire and could potential reduce it by not having an empty building in an easily accessible place. The proposal whilst adding height is not increasing any surface area, with all water run off going into the existing soakaways. Whilst the proposal will add more water usage due to the increase in bedrooms, this is weighed up with the use of a derelict building which would be an advantage to the surrounding area.

CONCLUSION

7.1 The proposal is considered to be in accordance with Housing Policy 11, General Policies 3 and 2 and Paragraph 8.10 of the Strategic Plan, as such the application is recommended for approval.

INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

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o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 4(2) who should be given Interested Person Status.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Date: 18.05.2022

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/ customers and archive records.