**Document:** Planning Officer Report **Application:** 10/00891/B — Conversion of derelict building to a dwelling with internal and external alterations **Decision:** Refused **Decision Date:** 2010-09-28 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36544-ballaugh-barn-cottage-ballakeoig-conversion-dwelling/documents/1355325 --- # Planning Officer Report **Application No.:** ** 10/00891/B ** **Applicant:** ** Mr Malcolm Colburn ** **Proposal:** ** Conversion of derelict building to a dwelling with internal and external alterations ** **Site Address:** ** - Barn Cottage - Ballakeoig - Bollyn Road - Ballaugh - Isle Of Man --- ### Considerations **Case Officer:** Mr Chris Balmer ** **Photo Taken:** ** 06/07/10 & 06/09/10 ** **Site Visit:** ** 06/07/10 & 06/09/10 ** **Expected Decision Level:** ** Senior Planning Officer --- ### Written Representations - **Corvalley Bollyn Road Ballaugh Isle Of Man** | Objects to the proposal --- ### Consultations **Consultee:** Manx Electricity Authority **Notes:** Comments received **Consultee:** Chief Fire Officer **Notes:** I would like to discuss the escape from the bedroom in the event of a fire in the open plan louge/kitchen diner area. Do the windows in the ground floor bedroom have sufficient egress to make an escape. I recommend the applicant consults with the Fire Safety Department to clarify this issue. **Consultee:** Highways Division **Notes:** Defer **Consultee:** Ballaugh Parish Commissioners **Notes:** No objection --- ### Officer's Report #### Site The site represents the curtilage of Barn Cottage, Ballakeoig, Bollyn Road, Ballaugh, which is located on the eastern side of the Bollyn Road and west of the Cronk. Within the application site consists a single storey detached building and a single storey detached workshop/garage. --- 8 September 2010 10/00891/B Page 1 of 6 ## Proposal The application seeks approval for the conversion of derelict building to a dwelling with internal and external alterations. ### Department Policies The site is zoned under the Isle of Man Development Plan Order 1982 as being "white land"; the site is neither within a Conservation Area, but is 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 Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:- ### "General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: - (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9, and 10); - (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); - (c) previously developed land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; - (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); - (e) location-dependent development in connection with the working of minerals or the provision of necessary services; - (f) building and engineering operations which are essential for the conduct of agriculture or forestry; - (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and - (h) buildings or works required for interpretation of the countryside, its wildlife or heritage." ### "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." "Environment Policy 2: The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: - (a) the development would not harm the character and quality of the landscape; or - (b) the location for the development is essential." ## Planning History The following previous planning applications are considered relevant in the assessment and determination of this application:- Approval in principle for the erection of a detached dwelling - 07/00151/A - REFUSED on the following grounds:- 1. "The planning application is unacceptable by reason that: a) the proposed development is contrary to the zoning of the application site under The Isle of Man Development Plan Order 1982, which designates the application site as being outside of an area designated for residential development; and b) the proposed development is contrary to the provisions of Planning Circular 1/88 (Revised) Residential Development - Houses in the Countryside, which sets out a general presumption against new residential development in the countryside." Approval in principle for erection of dwelling - 90/00912/A - REFUSED ### Reprsentations Ballaugh Parish Commissioners:- "No objection" Highways Division:- "Awaiting drawings to show access and visibility arrangements." The Manx Electricity Authority make no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice. The owner/occupier of Corvalley, Bollyn Road, Ballaugh has objected to the application which can be summarised as; concerns of access and parking arrangements; concern of construction traffic parking on his land; lane is very narrow and parking and access is a necessity; property was last live in 1920 when a member of my own family occupied it; and concerned that the workshop could be used introducing adverse noise levels. ### Assessment / Recommendation With regard to paragraph (a) of Housing policy 11, the barn currently is in no particularly use. The building has not been used as a dwelling/agricultural barn for a number of years. Evidence submitted would seem to show that the property was once a residential dwelling, however this status has been lost. It is therefore considered the redundancy has been established and conforms to Housing Policy 11. With regard to paragraph (b), the submitted information includes a detailed structural report. The report generally supports the scheme but highlights areas which will need attention to be undertaken during any conversion. In conclusion the reports states:- The structure is suitable for conversion to a dwelling if the above recommendations were to be implemented. It is likely that other remedial measures will be required as investigations, design and works progress." Overall, it is considered the existing structure is capable of conversion, subject to structural work, which would not result in the re-build of the existing structure of the building. Therefore it is considered the proposal would comply with Housing Policy 11. With regard to paragraph (c) of Housing policy 11, the existing building is a Manx stone barn/dwelling which is considered worth of renovation and conversion and therefore complies with Housing Policy 11. However, it should be noted that the newly installed roof covering (corrugated metal roof) should be removed and replaced with natural slate. The applicant is happy to undertake this. With regard to paragraph (d) of Housing policy 11, the proposed plans show a one bedroom dwelling with an en-suite bathroom, lounge and a kitchen/dining room. The proposal would provide an acceptable standard of internal amenity space. No extensions are proposed; therefore the character and interest of the building will remain, and potentially improve due to the proposals. Regarding paragraph (e) of Housing policy 11, the proposal would result in a single dwelling. The closest residential unit is Sleepy Hollow which is approximately 26 metres to the east of the application site. Furthermore the property would be, located on the edge of The Cronk, which forms a hamlet of residential properties. It is therefore considered a further dwelling within this residential hamlet would be appropriate and would not introduce a development which would significant impact upon the existing neighbouring residential properties. Regarding paragraph (f) of Housing policy 11, the site is near to the Cronk and therefore it is reasonable to consider that the proposed new residential unit could be connected with the require servicing. Overall, it is considered the proposal would comply with Housing Policy 11 and the building would be acceptable for conversion into a single dwelling. There is a concern with the proposal and that relates to the access arrangements, especially when exiting the site from the proposed access. The entrance proposed would be positioned directly adjacent to the southern gable wall of the barn/dwelling. The access would be formed by the partial demolition of the adjacent open fronted workshop. This would result in a minimum driveway with of 3.8 metres. The concern of this access relates to the visibility when leaving the site onto the Bollyn Road. The applicant has submitted plans which try to prove visibility, especially in a northern direction towards the Cronk Bridge. However, the submitted plans do not show the splays being setback 2 metres from the public highway, but in fact measured from the back of the public highway. If, as required, the splays are setback 2 metres, no visibility at all can be achieved in a northern direction, due to the southern gable wall of the barn/dwelling. This has obvious highway safety concerns, especially since the lane is narrow. To achieve any visibility in a northerly direction, the vehicular user would be required to pull out a considerable distance onto the pubic highway, which is not acceptable upon highway safety. Furthermore, given the narrowness of the highway, this would prevent any oncoming car to swerve, to avoid the existing vehicle. ## Recommendation Overall, it is considered the proposal would comply with Housing Policy 11 of the Isle of Man Strategic Plan, however, given the poor access arrangements, the proposal would result in a significant adverse impact upon highway safety to the detriment of the pedestrian and vehicular users; therefore it is recommended the application be refused. ### Party Status It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: Ballaugh Parish Commissioners The owner/occupier of Corvalley, Bollyn Road, Ballaugh It is considered that the following do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: The Manx Electricity Authority The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. ### Recommendation Recommended Decision: Refused Date of Recommendation: 08.09.2010 ### 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 ### R 1. The proposed access would not give the required visibility in a northern direction when exiting the site. Accordingly, the proposal would result in a significant adverse impact upon highway safety to the detriment of the pedestrian and vehicular users. I confirm that this decision accords with the appropriate Government Circular delegating functions to Senior Planning Officer. Decision Made : Refused Date : Signed : ______________________________ Senior Planning Officer 8 September 2010 10/00891/B --- *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/36544-ballaugh-barn-cottage-ballakeoig-conversion-dwelling/documents/1355325*