**Document:** Officer Planning Report **Application:** 06/01722/B — Alterations, conversion of existing outbuildings to provide a residential dwelling and amendments to access lane **Decision:** Permitted **Decision Date:** 2007-02-09 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/81801-german-knocksharry-farm-house-conversion-dwelling/documents/1482452 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations ### Written Representations ### Consultations There is an 11kV cable in the area. Damage to this cable could lead to loss of supply and/or serious injury. This cable may be required to be diverted before works can commence. We would request that the applicant contacts the MEA to discuss the matter and confirm the work is to be carried out in accordance with Health & Safety Guidance Notes HS(G)47 and GS6. Any works carried out will be at no cost to the MEA. Please contact Steve McGhee, Network Operations Department (tel. 687773) to discuss this matter. Consultee: Chief Fire Officer Notes: Advise the applicant to consult with the Fire Safety Department in order to discuss the means of escape, which is inherently unsafe from the first floor bedrooms in the event of a fire occurring on the ground floor. Consultee: S.P.M.C. & E. Notes: As a conversion of a vernacular building (or rather two such) it might be acceptable in principle but the design proposed involves, in our view, too great a degree of 'extension' to be allowable under the terms of Circ. 3/89 The Society is also not happy with the principle of splitting-up this farm holding, large though it may be. The Society therefore Objects to this (Detail) Application. Consultee: IOM Water Authority Notes: For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49 ### Officer's Report #### The Site The application site forms two stone built former agricultural buildings located at Knocksharry Farm, German. Access to the site is gained via a recently constructed access to the west of the A4 Ramsey Road. The buildings are visible from the road, although seen within the context of the farm complex. #### Planning Status The site is located within an area zoned as Area of High Landscape Value and Scenic Significance in the 1982 Development Plan Order. The application proposes the renovation of a redundant agricultural building and as such, is to be considered against the provisions of Planning Circular 3/89 – Renovation of Buildings in the Countryside. #### Planning History There have been a number of previous applications relating to the site, the following of which are considered relevant to this application: PA 03/00192 – Construction of new access road to farmhouse on parts of field 213, 233 and 234, Knocksharry Farm, Ramsey Road, Knocksharry. Refused initially, 2nd July 2003, approved at Review 21st November 2003. PA 00/01817 – Approval in principle for the relocation of farm buildings, conversion of existing 2 farm buildings to dwellings and creation of 2 new dwellings and access tracks, Knocksharry Farm, German. Refused initially 13th March 2001, refused at Review 16th May 2001, refused at Appeal 25th January 2002. #### The Proposal The application proposes the conversion of two disused stone farm buildings described as 'agricultural storage' building and 'animal housing' to create a single dwelling, together with the creation of a residential curtilage. The alteration to the buildings would include the linking of the two building by means of a single storey pitched roof structure, constructed with a stone finish and slate roof and the replacement of existing 'Bull Pens' to the front elevation of the animal housing building, together with the construction of a two storey structure to accommodate a staircase. Additional windows are proposed in the west and east elevations, which include an opening of two storey height. ### Representations The Department of Transport Highways Division advise that they do not oppose the application subject to the imposition of ~~consisting~~ *a condition* relating to visibility at the access point onto the A4. German Commissioners advise that they have no objections to the application and a resident of Port Soderick advises of no objections to the development. The MEA has submitted comments relating to the presence of an 11kV cable within the vicinity of the site. ### Assessment Planning application PA 00/01817, refused in 2002, sought approval for a number of elements, but in particular, and in relation to the current application, approval was sought to create two dwellings in the buildings now the subject of this application. In assessing the application against the provisions of Planning Circular 3/89, the Inspector stated that at that time, "it was not unreasonable for the Committee to conclude that the buildings were not redundant". In addition, he considered "In my opinion the alterations to door and window openings, roof light, and the proposed extensions would not maintain the original appearance and character of the buildings." At the time of the previous application, the alterations proposed to the buildings, would, it is considered, have resulted in two dwellings of a suburban appearance, with regular window openings, relatively minor extensions, and the loss of the traditional appearance, which the Inspector considered, whilst only in principle, were sufficient to warrant a refusal of the application. Now proposed is the conversion of the now redundant buildings to form a single dwelling. Planning Circular 3/89 indicates that "Extension of modest and appropriate scale may be permitted for the provision of essential facilities if shown to be impracticable within the existing building and a requirement of the Building Byelaws. Such an extension would have to be of design and materials to match the existing building. No subsequent extension would be permitted." It is considered that the proposed extensions whilst not modest are appropriate in scale to the existing buildings and form of development. In addition, whilst a large window opening is proposed to the west elevation, it is considered that the design of this opening would not detract from the appearance of the building and the buildings character would be retained. Again, to the north and east elevations, significant areas of glazing would be introduced, however, given that in the main, existing window and door openings are retained, the proposed windows would provide additional lighting to internal areas and avoid the proliferation of roof lights. With regard to the redundancy of the buildings, the applicant has indicated that the farm has relocated to the east of the A4 and the farm operation is now distant from the application site. In terms of the structural stability of the ~~buildings~~, a structural survey has not been submitted, however, following a site visit, it is considered that the buildings are of sound construction, without any evidence of movement or settlement. The application further seeks to create a residential curtilage to serve the new dwelling. This would provide a curtilage separate from the existing dwelling on site and also include existing stables and outhouses which may be utilised by future occupiers, thereby avoiding the necessity for further building operations on sites not previously developed. Whilst planning permission was granted for a new access point under PA 03/00192, and the access has been created, the actual line of the access road has deviated from that indicated in the previous approval. As such, this application seeks to regularise the position of the roadway. The Department of Transport Highways Division have advised of no objection subject to the imposition of a condition relating to the visibility of the access, which, given that no alterations are proposed to the actual access point onto the highway, are not considered relevant to this application. ### 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: - German Parish Commissioners - Department of Transport Highways Division - Isle of Man Water Authority - MEA ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 31.01.2007 ### 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 drawing numbers SC966/C/10-01; 02; 03 and 04 and SC966/C/12-01; 02 and supporting statement, submitted as part of this application and date stamped 5th October 2006. **C 3.** The roof(s) must be finished in dark natural slate. **C 4.** The exterior stonework must be of a traditional nature. **NOTE:** Split stone on a backing render is not acceptable as an external finish. **C 5.** All existing stonework must be retained as such and must not be rendered, painted or similarly treated. ## **C 6.** The residential curtilage is defined as the area within the red line, as indicated on Drawing Number Sc966/P/10-02. ### C 7. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no external doors, roof lights or windows shall be replaced (other than those expressly authorised by this permission). ### C 8. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval.) ### N 1. There is an 11kV cable in the area. Damage to this cable could lead to a loss of supply and/or serious injury. The applicant is advise that the cable may be required to be diverted before works can commence. The applicant is requested to contact the MEA to discuss this matter and confirm that the works are to be carried out in accordance with Health and Safety Guidance Note HS9G)47 and GS6. Contact Steve McGhee, Network Operations Department (tel: 687773) to discuss the matter further. ### N 2. For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949. ### N 3. PRIOR to the commencement of any works the applicant is advised to consult the Chief Fire Officer to ensure that adequate fire precautions are taken. I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer) Decision Made : Permitted Date: 7/2/07 Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control --- *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/81801-german-knocksharry-farm-house-conversion-dwelling/documents/1482452*