**Document:** Officer Planning Report **Application:** 07/02071/B — Refurbishment and extension of stone barn to provide guest accommodation, alterations to tractor shed, and central yard including landscaping and planting scheme **Decision:** Application Withdrawn **Decision Date:** 2008-04-28 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/84029-german-knocksharry-farm-extension-outbuilding/documents/1512118 --- # 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] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations ### Written Representations ### Consultations ### Officer's Report ## THE SITE The site represents part of Knocksharry Farm, 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 appears to be arbitrarily defined and includes the larger part of a large barn and most of the other agricultural buildings but excludes the farmhouse. ### Planning Status The site lies within an area designated on the 1982 Development Plan as an Area of High Landscape Value with a site of archaeological interest close by. Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 3, Environment Policies 1 and 2, Housing Policy 11 ### Planning History The following applications have been submitted in respect of the farm, including parts which are not included in the site defined in this latest application: - PA 90/1640 - provision of new access road to farmhouse and buildings - permitted - PA 90/1792 - reconstruction and extension of farmhouse, permitted on review - PA 91/1339 - construction of implement sheds with apron building - permitted - 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, - refused initially, refused at Review and refused at appeal - PA 02/1380 - two storey extension to side of farmhouse - approved on appeal - PA 03/00192 - construction of new access road to farmhouse on parts of field 213, 233 and 234 - refused initially and approved at review - PA 06/01722/B - alterations, conversion of existing outbuildings to provide a residential dwelling and amendments to access lane - approved - PA 07/00516 - Alterations and conversion of existing outbuildings to provide a residential dwelling - approved ### The Proposal The plans submitted are very confusing and do not depict a clear picture of what is proposed. The plans appear to omit the large agricultural building with no reference to its demolition and the relationship of the remaining buildings do not correspond with the aerial photograph. The previous applications, PA 06/1722 and 07/00516 included the demolition of the large agricultural building, but excluded the garage and farmhouse whilst this latest application includes the garage building. The latest application also includes a spur off the new access road within the farm yard to the field to the south west of the farm complex even though this is not included in the defined site as being owned by the applicant or associated with the farm group. The applicant has provided a supporting statement as part of the application detailing the proposed works. These are 1) conversion of a stone shed into a cottage designated as a granny and/or guest and/or staff accommodation, 2) replace the existing cement panelled roof of the tractor shed with slate, 3) create a cloistered living area by introducing an open sided and covered walkway, 4) introduce perimeter fencing and construct two 2.5m high gate piers in Manx stone with 2 short lengths of Manx stone walls which will be 2m in height. Given that the spur off the new access road is not included within the defined application site, this element is not considered to be part of this application. ### Representations Highways Division of the Department of Transport do not oppose the application. German Parish Commissioners advise that they have no objection to the proposal. Manx National Heritage is concerned about the proposed landscaping causing disturbance to archaeological remains. The Society for the Preservation of the Manx Countryside and Environment express concerns regarding the quality of the submitted plans, however, they do not consider the works to be harmful. Standard comments from the Isle of Man Fire and Rescue Service and the Isle of Man Water Authority have been received. ### Assessment The key issues in the determination of this application are as follows 1) the principle of converting the stone shed to a cottage designated as a granny and/or guest/staff accommodation, 2) the acceptability of alterations to the tractor shed and creation of central yard and 3) the acceptability of the new perimeter fencing and the construction of two 2.5m high gate piers in Manx stone with 2 short lengths of Manx stone walls. In respect of the proposed conversion works of the stone shed into a cottage designated as a granny and/or guest/staff accommodation, it is considered that Housing Policy 11 of the Isle of Man Strategic Plan is the most relevant policy to consider the proposed works. Housing Policy 11 states that: "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." The application does not indicate what the last/current use of the building and it does not demonstrate whether the building is redundant. However, the site is being renovated for residential use and the applicant has indicated that a number of other agricultural buildings have been removed. Furthermore, the applicant had indicated in an earlier application that the farm has relocated to the east side of the A4 and is now distant from the site and therefore it is likely that the building is redundant. The building appears to be substantially intact. However, the applicant has not submitted a structural survey as part of the application to demonstrate that the building can be structurally capable of renovation. The proposed extension to the building is relatively modest and would allow the necessary accommodation to be provided. It would therefore be inappropriate to approve this application without a structural survey first being carried out to show the building is capable of renovation. In respect of the improvement works to the existing tractor shed, the new slate roof will improve the general appearance of the building and would not adversely affect the visual amenities of the locality. The application does not provide any details of the new garage doors to be installed on an elevation which will face into the site. The details of the garage doors could be dealt with by a planning condition requiring them to be submitted prior to the installation of the doors. The applicant is seeking to designate the tractor shed for a number of uses. Some of the uses detailed in the supporting statement may require additional work to be carried out on the building, which the application does not provide any details. The building can be used as it stands as a garage, garden shed and store room without any further works to the external fabric of the building and as such it is considered that the building should only be restricted to these uses only. In respect of the creation of a central yard, the covered shelter and walkway to be built would be obscured from view due to the existing buildings and walls within the site. The removal of the render from a high wall and re-face it wall with Manx stone is a relatively minor alteration. The proposed works for the central yard would not adversely affect the visual amenities of the locality. In respect of the various boundary treatment works being proposed, the application does not provide any elevational details and therefore it is difficult to assess the impact of the various works on the locality particularly given the site is within an Area of High Landscape Value. It would be inappropriate to require the details to be submitted as part of a planning condition as the height of the structures may be inappropriate within an Area of High Landscape Value. The application contains details of a landscaping scheme within the approved residential curtilage. Manx National Heritage is concerned that the landscaping works will cause disturbance to archaeological remains. These works do not need planning permission and can be carried out by the applicant at anytime. ### Recommendation It is therefore recommended that the application be refused for the above reasons. ### Party Status The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status. Whilst Isle of Man Fire and Rescue Service and Isle of Man Water Authority represents a statutory authority, the points raised in correspondence relate to Building Control matters and not planning and as such should not be afforded party status in this instance. A resident of Port Soderick, Society for the Preservation of the Manx Countryside and Environment do not have sufficient interest in the application site and as such should not be afforded party status. In summary, 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 - Highways Division of the Department of Transport Accordingly the following parties are not afforded interested party status: ## Recommendation **Recommended Decision:** Refused **Date of Recommendation:** 30.01.2008 ### 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** **N 1.** This decision is without prejudice to any future similar application which addresses the reasons for refusal. **R 1.** The proposed conversion of the stone shed would be contrary to Housing Policy 11 of the Isle of Man Strategic Plan 2007 in that it has not been demonstrated that the building is structurally capable of renovation. **R 2.** The details of the proposed boundary treatment works which has been submitted is insufficient to accurately assess its impact on an Area of High Landscape Value and the visual amenities of the locality. **Decision Made :** _________________________ **Committee Meeting Date :** _________________________ --- *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/84029-german-knocksharry-farm-extension-outbuilding/documents/1512118*