**Document:** Officer Planning Report **Application:** 08/00760/B — Refurbishment and extension of stone barn to provide guest accommodation, alterations to tractor shed and central yard including landscaping and planting scheme **Decision:** Permitted **Decision Date:** 2008-08-15 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/85345-german-knocksharry-farm-extension-outbuilding/documents/1235217 --- # Officer Planning Report **Application No.:** ** 08/00760/B ** **Applicant:** ** Deventer Limited ** **Proposal:** ** Refurbishment and extension of stone barn to provide guest accommodation, alterations to tractor shed and central yard including landscaping and planting scheme ** **Site Address:** ** - Knocksharry Farm - Ramsey Road - Peel - Isle Of Man ### Considerations **Case Officer:** Mr Steve Stanley ** **Photo Taken:** ** [ ] ** **Site Visit:** ** [ ] ** **Expected Decision Level:** ** [ ] **Delegation:** [ ] **Written Representations** ### Consultations **Consultee:** Highways Division **Notes:** Objection **Consultee:** German Parish Commissioners **Notes:** Objection Excessive development of one site in the countryside. **Consultee:** Chief Fire Officer **Notes:** Defer ### Officer's Report #### The Site The application site represents the curtilage of Knocksharry Farm, Ramsey Road, German situated on the coastal side of the A4 highway between Kirk Michael and Peel and just to the south of the junction of the A4 with the Switchback road. The site includes the existing dwelling, a small stone outbuilding and a farm shed. #### Planning Status 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: Housing Policy 11, which states: "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." ## Planning History The following previous planning applications are considered relevant in the assessment and determination of this application: PA06/01722/B sought approval for alterations, conversion of existing outbuildings to provide a residential dwelling and amendments to access lane. This was approved. PA07/00516/B sought approval for alterations and conversion of existing outbuildings to provide a residential dwelling. This was approved. ### Representations The Department of Transport Highways Division object to this application. Their reasons for objecting may be summarised as concerns that the submitted plans do not state that the entrance approved under PA PA07/00516/B will be used by the development. German Parish Commissioners object to this application. Their reasons for objecting may be summarised as concerns that the site is not zoned for development and the proposed works would be excessive. The Isle of Man Fire and Rescue Service has expressed concerns relating to the proposed internal layout of the barn. This is a Building Control issue and as such is not a material planning consideration. We have received no privately written representations in relation to this planning application. ### The Proposal This application seeks approval for the refurbishment and extension of the stone barn to form ancillary guest accommodation, alterations of the existing tractor shed and alterations to the central yard including landscaping and planting scheme. The application is supported by a structural survey which relates to the stone barn proposed to be converted. The barn would be extended to the rear with a catslide roof and the roof height would be raised by approximately 0.3 m . Two vertically proportioned windows would be installed to the west elevation. The extension would be finished with Manx stone and the new roof would be finished with natural slate. The existing tractor shed is of block work construction with timber panelling above and a corrugated roof. It is proposed to finish the roof with slate and render the walls. The courtyard would have a covered walkway consisting of timber upright supports below a natural slate canopy roof which would extend around the inner side of the outer walls of the courtyard. The plans show that clusters of trees would be planted to the west of the building group and around the existing barn proposed to be converted. **ASSESSMENT** There are three specific aspects to this application which will be assessed in turn. Firstly, the renovation of the existing stone barn to form ancillary living accommodation must be assessed against the provisions of Housing Policy 11. It is considered that the proposal complies with part (a) as the redundancy for the original use can be established. The size of the building couple with the provision of the large area of storage space provided by the adjacent agricultural building would support this. The submitted structural report concludes that the building is structurally capable of repair (b) and from visiting the site there is no reason to believe that this is not the case. The building is of simple form and is constructed from Manx stone. It is judged that the building is of sufficient historic value to warrant its retention and conversion and as such part (c) is judged to be complied with. The proposal is to add a small extension the rear of the building in order to provide sufficient internal space. It is considered that the extension would be modest and subordinate to the existing barn and would not adversely affect the interest of the building and as such complies with part (d). The building is close to the main dwelling and the store building behind is situated approximately 4 metres from the agricultural barn behind. The proposed extension would bring this distance to approximately 1 metre. It is considered that as the principal outlook from the barn would be to the north, residential use of the building would be compatible with the agricultural storage use of the building behind (e). The barn is close to the main dwelling and as such it would be possible to connect the building to services without unreasonable public expenditure. The proposal would largely retain the original appearance of the building and the principal façade would undergo only minor changes. The proposed conversion would use materials to match the existing building. It is concluded that the proposal to convert the existing stone barn to ancillary living accommodation is acceptable. In terms of the alterations proposed to the existing modern agricultural barn, it is considered that the use of natural slate and rendered walls would result in an improved visual appearance. The barn would remain as an agricultural barn and a condition relating to this should be attached to any subsequent approval. The covered walkway would not be seen from public vantage points and does not add to the residential floor space of the site. The materials proposed for the construction of the walkway would be appropriate and its scale and design are considered to be acceptable. The concerns raised by the Department of Transport Highways Division relating to the use of the new access have been discussed with the applicant's agent who confirmed that the new access would be used to serve the converted barn and a letter setting this out has been submitted. It is therefore considered that the concerns raised by the Department of Transport Highways Division have been resolved. In conclusion, it is considered that the proposed conversion of the existing stone barn to form ancillary living accommodation, complies with Housing Policy 11 of the Isle of Man Strategic Plan 2007. The proposed alterations to the agricultural barn located behind the stone barn would result in an improved external appearance and the use of the building would not change. The covered walkway would not be seen from the wider landscape and would be constructed from materials which would be sympathetic to the surrounding buildings and the wider area of countryside. The landscaping scheme would be undertaken within the residential curtilage defined by Planning application 07/00516/B and would provide additional screening to the site. 5 August 2008 ## Recommendation It is recommended that the application be approved. ## Party Status 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: - The Department of Transport Highways Division - German Parish Commissioners Accordingly the following parties are not granted Interested Party Status: - The Isle of Man Fire and Rescue Service ## Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 31.07.2008 ## 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 and extension of a stone barn to form ancillary accommodation, the alteration and refurbishment of an agricultural shed and the alterations to the central yard and landscaping at Knocksharry Farm, Ramsey Road, German as shown by the plans and information SC1069/P/10-00, SC1069/P/10-01, SC1069/P/10-02, SC1069/P/10-03 and SC1069/P/10-04 submitted and date stamped 14th April 2008 and Structural Survey submitted and date stamped 9th May 2008 and Letter from agent and Deeds Plan submitted and date marked 31st July 2008. ### C 3. The converted barn shall remain ancillary to the use and enjoyment of Knocksharry Farm. For the avoidance of doubt, no approval is given for the use of the barn as a separate residential dwelling. ### C 4. The shed may be used only for agricultural purposes. ### C 5. The converted stone barn must be served by the new vehicular access approved under PA07/00516/B. 5 August 2008 C 6. The roof of the converted stone barn and the agricultural shed must be finished in dark natural slate. C 7. The rooflights to be installed to the rear of the converted stone barn must be "Conservation type". ## Approved Decision Made : .. --- *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/85345-german-knocksharry-farm-extension-outbuilding/documents/1235217*