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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 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:
Housing Policy 11, which states:
"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."
Transport Policy 4, which states:
"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.
Michael Commissioners have indicated no objection to this application.
The Department of Transport Highways Division object to this application. Their objection may be summarised as concerns that the existing access has inadequate visibility to serve the proposed development. Specifically, visibility to the left of the junction with the Coast Road does not allow motorist egressing the access to see vehicles overtaking from the railway.
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.
This application seeks approval in principle to convert the existing outbuilding into to self-contained units to provide ancillary accommodation to Upper Kerrowglass. 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 not supported by a structural survey although 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.
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, although a structural report would be required to confirm this and this application is not supported by such a report. 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, be to the benefit of the locality.
The building is of a substantial size and could provide an acceptable amount of accommodation without the need for extension. The use of the buildings for residential accommodation would be compatible with the existing dwelling if linked as ancillary 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 expressed concerns that the site access cannot adequately serve the proposed development. 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 to serve the proposed development which would create 2 units of self-contained accommodation, albeit ancillary 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, although a structural survey would be required to establish that the building is capable of conversion. The issue with access is however considered to be a justified reason to warrant the refusal of this application. The proposed pair of self contained units would be capable of creating a substantial increase in use of the existing access which is at present compromised. Whilst the inadequacy of the access has to be balanced against the benefits of retaining rural buildings of character, in this case, the level of development and the associated traffic created would make the proposal unacceptable in that it would prejudice highway safety contrary to Transport Policy 4 of the Isle of Man Strategic Plan 2007.
It is recommended that the application be refused.
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:
Recommended Decision: Refused Date of Recommendation: 11.10.2008
R 1. 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.
I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to S.P.O.) Director of Planning and Building Control)
Decision Made: Refused Date: 29/10/08
Signed: M. I. McCauley Director of Planning and Building Control
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