**Document:** Officer Planning Report **Application:** 08/00542/B — Conversion of existing barn to provide two residential units **Decision:** Permitted **Decision Date:** 2008-06-26 **Parish:** Andreas **Document Type:** report / officer_report **Source:** https://planningportal.im/a/85126-andreas-ballacamaish-farm-conversion-outbuilding/documents/1158245 --- # Officer Planning Report **Application No.:** 08/00542/B **Applicant:** Ballacamaish Farms Ltd **Proposal:** Conversion of existing barn to provide two residential units **Site Address:** Ballacamaish Farm Kiondroghad Road Andreas Isle Of Man IM7 3EJ ### Considerations Case Officer : Mr Chris Balmer **Expected Decision Level:** Planning Committee ### Written Representations Seacliffe Old Castletown Road Ballaveare Braddan Interest expressed ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Andreas Parish Commissioners Notes: No objection Consultee : IOM Water Authority Notes: Note received Consultee : Chief Fire Officer Notes: Refuse Consultee : Manx Electricity Authority Notes: Note received ### Officer's Report SITE The site represents the curtilage of Ballacamaish Farm, Kiondroghad Road, which is indicated within the red line on the submitted location plan. The site is located on the south-western side of the Kiondroghad Road. ## Department Policies The site has been zoned under the Isle of Man Development Plan Order 1982 as being within an area of 'white land' not zoned for development; the site is neither within a Conservation Area nor within an area zoned as High Landscape Value or Costal Value and Scenic Significance. - Isle of Man Strategic Plan 20th June 2007 - Isle of Man Development Plan Order 1982 ### Planning History There are no previous planning application which are considered relevant in the assessment and determination of this application ### Proposal The application seeks approval for the conversion of existing barn to provide two residential units, for the use of the applicant's daughters and for guests. ### Reprsentations Andreas Parish Commissioners:- No Objection Highways Division has no objection subject to the following conditions:- 1. 2 Off street parking spaces per unit shall be provided. 2. The junction shall be widened to 4.1 metres for a 6 metre length and on the 90 degree bend. The Authority has received no private representations objecting to the application. A resident of Seacliffe, Old Castletown Road, Ballaveare, Braddan has commented to the application which can be summarised as; no objection as long as units are redundant and there use is linked to the farm. ### Assessment Due to the zoning of the site, and due to the proposed development, the following Planning Policy is relevant for consideration what determining the application:- Housing Policy 11: Conversion of existing rural buildings into dwellings may be permitted, but only where: - (a) redundancy for the original use can be established; - (b) the building is substantially intact and structurally capable of renovation; - (c) the building is of architectural, historic, or social interest; - (d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building; - (e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and - (f) the building is or can be provided with satisfactory services without unreasonable public expenditure. Such conversion must: - (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. 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. Turning to paragraph (a) of Housing Policy 11, from visiting the site and considering the accompanying photographs it is apparent that the existing barn is redundant and is no longer a sustainable agricultural building. In previous applications elsewhere on the Island, the Planning Authority have received comments from the Department of Agriculture, Fisheries and Forestry, regarding very similar old stone barns and have stated that:- "The design, size, and layout of the building make adaptation to any other agricultural uses difficult and/or impractical. Even use for general feed or fertiliser storage is impractical due to poor access for machinery" It is therefore considered that the building is redundant and therefore complies with Housing Policy 11. A structural report has been included with the submission, this submission states; "...Structural assessment is that the building and existing openings are sound for reuse/ conversion to residential accommodation use and will require only minimal upgrading of the fabric in so much as all timber lintels to openings will be replaced where required and sections of the older roof structure. New openings can be created and matched in sympathetically without effecting the existing structural integrity." The report concludes; "A full structural assessment has been made and the barn is in good repair to conversion as proposed." Overall, after considering the structural report and undertaking a site visit of the site it is considered the barn is capable of conversion as proposed. Regarding the barns 'architectural, historic, or social interest' it is considered the proposed barn is worthy of conversion, particularly due to the stone work which is made up of a variety of types and size. As can be seen from the submitted plans the proposed conversion would create two, two bedroom units, both of which have a living room, kitchen/breakfast room and a bathroom. The conversion proposes not extensions to the original barn. It is therefore considered the existing barn is large enough to form two satisfactory dwellings. The barn is within an existing farm complex, however the majority of the farm workings are located to the east of the application site, an agricultural building is located to the west of the application site; however this is for the storage of vehicles/trailers. The main dwelling house is located to the northwest of the barn. Overall, it is considered the proposed use of the converted barn for the applicant's daughters and visitors would not be incompatible with adjoining established uses. Services to the site already exist due to the existing dwelling house, and therefore it is reasonable to consider the proposal would be relatively easy to connect to the relevant services. RECOMMENDATION Overall, it is considered the proposal would not have an adverse impact upon the nearby residential property, nor would the proposal have a significant visual impact upon the surrounding landscape. Additionally it is considered the proposal would comply with Housing Policy 11 of the Strategic Plan and therefore it is considered the proposals would be appropriate in this location and accordingly, it is recommended the application be approved. 26 June 2008 08/00542/B ## Party Status It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: Andreas Parish Commissioners Highways Division It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: Mr A Jessopp, Seacliffe, Old Castletown Road, Ballaveare, Braddan ### Recommendation Recommended Decision: Permitted Date of Recommendation: 10.06.2008 ### Conditions and Notes for Approval / Reasons and Notes for Refusal ### C : Conditions for approval
N : Notes attached to conditions
R : Reasons for refusal
0 : 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 barn conversions as proposed in the submitted documents and drawings 00542/1 and 351-01A all received on 12th March 2008. C 3. The roof(s) must be finished in dark natural slate. C 4. The proposed two residential units may be used only in association with the main dwelling house "Ballacamaish Farm" and for purposes ancillary to the use of main dwelling house "Ballacamaish Farm" as a single dwelling. C 5. In the interests of road safety two off street parking spaces per unit shall be provided and retained for each residential unit. C 6. Prior to the commencement of any works, there must be submitted to and approved by the Planning Authority a detailed scaled drawing, showing alterations of the existing driveway, which include the widening of the existing driveway from the point of the access onto the Kiondroghad Road and along the driveway for a distance of 6 metres to a width 4.1 metres. Additionally, the area of driveway at which there is a 90 degree bend, is also to be widened to 4.1 meters for a length in each direction from the bend, for a total distance of 6 metres. The approved driveway alterations must be completed before any use is made of the two residential units as such. C 7. The applicant is advised that no approval is hereby granted or implied for the rebuilding of the barn, should the building subsequently be considered to be structurally incapable of renovation. ## Decision Made : Committee Meeting Date : ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations [Table omitted in markdown export] ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### Site The site represents the curtilage of Ballacamaish Farm, Kiondroghad Road, which is indicated within the red line on the submitted location plan. The site is located on the south-western side of the Kiondroghad Road. ## Department Policies The site has been zoned under the Isle of Man Development Plan Order 1982 as being within an area of 'white land' not zoned for development; the site is neither within a Conservation Area nor within an area zoned as High Landscape Value or Costal Value and Scenic Significance. - Isle of Man Strategic Plan 20th June 2007 - Isle of Man Development Plan Order 1982 ### Planning History There are no previous planning application which are considered relevant in the assessment and determination of this application ### Proposal The application seeks approval for the conversion of existing barn to provide two residential units, for the use of the applicant's daughters and for guests. ### Reprsentations Andreas Parish Commissioners:- No Objection Highways Division has no objection subject to the following conditions:- 1. 2 Off street parking spaces per unit shall be provided. 2. The junction shall be widened to 4.1 metres for a 6 metre length and on the 90 degree bend. The Authority has received no private representations objecting to the application. A resident of Seacliffe, Old Castletown Road, Ballaveare, Braddan has commented to the application which can be summarised as; no objection as long as units are redundant and there use is linked to the farm. ### Assessment Due to the zoning of the site, and due to the proposed development, the following Planning Policy is relevant for consideration what determining the application:- ### Housing Policy 11: Conversion of existing rural buildings into dwellings may be permitted, but only where: - (a) redundancy for the original use can be established; - (b) the building is substantially intact and structurally capable of renovation; - (c) the building is of architectural, historic, or social interest; - (d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building; - (e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and - (f) the building is or can be provided with satisfactory services without unreasonable public expenditure. Such conversion must: - (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. 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. Turning to paragraph (a) of Housing Policy 11, from visiting the site and considering the accompanying photographs it is apparent that the existing barn is redundant and is no longer a sustainable agricultural building. In previous applications elsewhere on the Island, the Planning Authority have received comments from the Department of Agriculture, Fisheries and Forestry, regarding very similar old stone barns and have stated that:- "The design, size, and layout of the building make adaptation to any other agricultural uses difficult and/or impractical. Even use for general feed or fertiliser storage is impractical due to poor access for machinery" It is therefore considered that the building is redundant and therefore complies with Housing Policy 11. A structural report has been included with the submission, this submission states; "...Structural assessment is that the building and existing openings are sound for reuse/ conversion to residential accommodation use and will require only minimal upgrading of the fabric in so much as all timber lintels to openings will be replaced where required and sections of the older roof structure. New openings can be created and matched in sympathetically without effecting the existing structural integrity." The report concludes; "A full structural assessment has been made and the barn is in good repair to conversion as proposed." Overall, after considering the structural report and undertaking a site visit of the site it is considered the barn is capable of conversion as proposed. Regarding the barns 'architectural, historic, or social interest' it is considered the proposed barn is worthy of conversion, particularly due to the stone work which is made up of a variety of types and size. As can be seen from the submitted plans the proposed conversion would create two, two bedroom units, both of which have a living room, kitchen/breakfast room and a bathroom. The conversion proposes not extensions to the original barn. It is therefore considered the existing barn is large enough to form two satisfactory dwellings. The barn is within an existing farm complex, however the majority of the farm workings are located to the east of the application site, an agricultural building is located to the west of the application site; however this is for the storage of vehicles/trailers. The main dwelling house is located to the northwest of the barn. Overall, it is considered the proposed use of the converted barn for the applicant's daughters and visitors would not be incompatible with adjoining established uses. Services to the site already exist due to the existing dwelling house, and therefore it is reasonable to consider the proposal would be relatively easy to connect to the relevant services. ## Recommendation Overall, it is considered the proposal would not have an adverse impact upon the nearby residential property, nor would the proposal have a significant visual impact upon the surrounding landscape. Additionally it is considered the proposal would comply with Housing Policy 11 of the Strategic Plan and therefore it is considered the proposals would be appropriate in this location and accordingly, it is recommended the application be approved. ### Party Status It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: Andreas Parish Commissioners Highways Division It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: Mr A Jessopp, Seacliffe, Old Castletown Road, Ballaveare, Braddan ## Recommendation Recommended Decision: Permitted Date of Recommendation: 10.06.2008 ### Conditions and Notes for Approval / Reasons and Notes for Refusal ### C : Conditions for approval
N : Notes attached to conditions
R : Reasons for refusal
0 : 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 barn conversions as proposed in the submitted documents and drawings 00542 / 1 and 351-01A all received on 12th March 2008. C 3. The roof(s) must be finished in dark natural slate. C 4. The proposed two residential units may be used only in association with the main dwelling house "Ballacamaish Farm" and for purposes ancillary to the use of main dwelling house "Ballacamaish Farm" as a single dwelling. C 5. In the interests of road safety two off street parking spaces per unit shall be provided and retained for each residential unit. C 6. Prior to the commencement of any works, there must be submitted to and approved by the Planning Authority a detailed scaled drawing, showing alterations of the existing driveway, which include the widening of the existing driveway from the point of the access onto the Kiondroghad Road and along the driveway for a distance of 6 metres to a width 4.1 metres. Additionally, the area of driveway at which there is a 90 degree bend, is also to be widened to 4.1 meters for a length in each direction from the bend, for a total distance of 6 metres. The approved driveway alterations must be completed before any use is made of the two residential units as such. Decision Made : .............................. Committee Meeting Date : .......................... 10 June 2008 08/00542/8 Page 5 of 5 --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/85126-andreas-ballacamaish-farm-conversion-outbuilding/documents/1158245*