**Document:** Close Leece Barn Extension Statement **Application:** 12/00978/B — Conversion of dwelling to agricultural building, creation of an external concrete yard and new fenced access to the upper fields **Decision:** Application Withdrawn **Decision Date:** 2012-10-03 **Parish:** German **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/3103-st-johns-close-leece-farm-conversion-dwelling/documents/1170075 --- # Close Leece Barn Extension Statement Our Ref: 09/SR/715 4th July, 2012 Secretary of the Planning Committee Department of Infrastructure Murray House Mount Havelock DOUGLAS IM1 2SF 1200978 RECEIVED ON 04 JUL 2012 DEPARTMENT INFRASTRUCTURE Dear Sirs Re: Conversion of redundant building to additional barn Close Leece Farm, Patrick Road, St Johns We enclose 4 copies of the relevant drawings, (as indicated on the enclosed drawing issue sheet), together with 4 copies of the completed application form for same and our cheque in the sum of £230. Trusting this will be satisfactory, but if you require any additional information, please do not hesitate to contact our office. Yours faithfully Ashley Pettit RIBA ## CLOSE LEECE: Application to Extend Barn ### Supporting Information RECEIVED 04 JUL 1.0 Introduction 1.1 The replacement dwelling at Close Leece is nearing completion. The land between the road and the river has been let for grazing, but the home fields were not let during construction. 1.2 The present revenue from the fields is very low and the applicant's intention is to manage the fields themselves. 1.3 Mrs Ridgway has made enquiries locally and has decided to have a small herd of goats to manage the land and provide some income. 1.4 The existing barn has some stalls, but will need extending to provide shelter for the goats, who should not be out overnight. There should be a concreted outside area for wet weather, storage for feeds and bedding and a separate well fenced access to the home fields. (See attached guidance notes - Appendix A). 2.0 Present Planning Position 2.1 Approval PA 10/00208 required the existing house to be demolished. 2.2 The stone barn is to be retained and shall be used only for agricultural purposes. 2.3 Other dilapidated outbuildings were to be demolished. (Most of these, with the exception of the range of single storey buildings attached to the rear of the existing house, have been removed). 2.4 The roadside boundary must be rebuilt. 2.5 Prior to demolition Manx National Heritage (MNH) must be given access to record the building. Mrs Ridgway informed MNH at the start of work. More recently we have emailed and then written to MNH without reply. (14th and 30th May, 2012). 3.0 Demolition 3.1 Prior to demolishing the house an engineer's report was prepared. This suggested part of the house needs to be retained to support the barn. (Report by Paul Bergin Appendix B). 3.2 Our clients were concerned with the retention of part of the house structure and proposed we consider converting the house to extend the barn. James Place Victoria Road Douglas IM2 4HD Tel: 01624 624307 Fax:01624 628854 www.apa-iom.com Page 1 of 3 ### 4.0 Other Factors 4.1 Isle of Man National History and Antiquarian Society wrote in 17th March, 2010, advising that they would encourage the owners to keep the present building. (Appendix C) 4.2 Mrs Joyce Kaye wrote objecting to the earlier application 27th October, 2009, and was very concerned that the original farm group was retained. 4.3 There is support from the neighbours for reutilising the house and an expression of concern at the demolition of a prominent old manx farm house. 4.4 We have been made aware that historically on the Island stone house structures have been recycled as barns – Killabregga owned by MNH is one example. ### 5.0 Proposal 5.1 The current proposal looks to adapt the redundant house building into storage barns and pens for animals. 5.2 The adjacent single storey building is to be retained for storing machinery and as open pens for animals. 5.3 The proposal removes all domestic facilities with the exception of one WC and basin and washing facilities to allow animals to be managed correctly. 5.4 The upper floor is to be adapted as storage facilities with internal walls removed. There is a new loading dock in place of existing dormers. 5.5 The lower floor is adapted as animal pens and tack room. 5.6 Whilst this maybe not as efficient as a new barn it does re-use a redundant building. 5.7 The street elevation will be redecorated and the porch removed. The front garden area will be improved with new fences. ### 6.0 Planning Policy 6.1 Environmental Policy 14: Development that would result in the permanent loss of important and versatile agricultural land will not be permitted – This application proposes to improve useful land. 6.2 Environmental Policy 15: Part 1: Where the department is satisfied that there is an agricultural or horticultural need for a new building (including a dwelling), sufficient to outweigh the general policy against development in the countryside, and that the impact of this development including buildings, accesses, servicing etc. is acceptable, such development must be sited as close as is practically possible to existing building groups and be appropriate in terms of scale, materials, colour, siting and form to ensure that all new developments are sympathetic to the landscape and built environment to which they will form a part. In order to manage the land for a small herd of goats more covered stables are required. By utilizing the existing redundant building this application address concerns regarding scale, materials etc. 6.3 Environmental Policy 15: Part 2: Only in exceptional circumstances will buildings be permitted in exposed or isolated areas or close to public highways and in all cases will be subject to appropriate landscaping. The nature and materials of construction must also be appropriate to the purposes for which it is intended. If the existing building is not utilized then a new barn will be needed. Either this is sited adjoining the existing barn on the roadside or in the fields above the road alongside the present driveway. The present proposal would appear preferable regarding the above. 6.4 Environmental Policy 15: Part 3: Where new agricultural buildings are proposed next to or close to existing residential properties, care must be taken to ensure that there is no unacceptable inverse impact through any activity, although it must be borne in mind that many farming activities require buildings which are best sited, in landscape terms, close to existing building groups in the rural landscape. We consider that this proposal meets all these criteria. 7.0 Summary 7.1 The present application seeks to make use of a redundant farm building and avoid demolition of a building that has been a familiar feature of the Patrick Road. 7.2 The Application satisfies the criteria of Environmental Policy 15. Ashley Pettit 3rd July, 2012 --- *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/3103-st-johns-close-leece-farm-conversion-dwelling/documents/1170075*