**Document:** Planning Officer Report **Application:** 08/01946/B — Conversion of barn to a dwelling **Decision:** Permitted **Decision Date:** 2009-01-20 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/86444-kirk-michael-ballagawne-farm-conversion-dwelling/documents/1533281 --- # Planning Officer 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 ### Officer's Report #### The Site The application site represents an existing stone barn situated to the north west of the A4. To the south of the site is Ballagawne Farm House. The barn is arranged in an "L" shape. #### Proposal Proposed is the conversion of the barn to form a single dwelling. The application follows a previously approved application which sought approval in principle for the conversion of the barn to living accommodation. The barn would provide a substantial dwelling and the conversion would use traditional materials including double glazed timber windows and a natural slate roof. #### Planning History The following previous planning applications are considered relevant in the assessment and determination of this application: PA04/01614/A sought approval in principal for the conversion of existing outbuildings to living accommodation. This was approved and subsequently this approval was extended by 24 months. PA05/02071/B sought approval for the formation of a new vehicular entrance onto highway off Field 234085 to serve converted farm outbuildings. This was refused. The reason for refusal stated: "No justification has been submitted to demonstrate the need for an alternative vehicular entrance. Furthermore, the proposal is an unwarranted intrusion into the countryside and undesirable given that the site can already be accessed from an existing entrance situated to the south of the site." 07/00308/B sought approval for improvements to the farm and outbuilding access and creation of a new vehicular access. This was approved. 07/00309/B sought approval for alterations and extensions to the existing cottage (Ballagawne Farm House). This was approved. ### Planning Status The 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 in the assessment and determination of this application: #### Environmental Policy 11, which states: "Coastal development will only be permitted where it would not: i) increase or transfer the risk of flooding or coastal erosion through its impact on natural coastal processes; ii) prejudice the capacity of the coast to form a natural sea defence; and iii) increase the need for additional coast protection works except where necessary to protect existing investment or development." #### 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." ### Representations The Department of Transport Highways Division does not object to this application. Michael Commissioners suggest that if the application is approved, it should be a condition of approval that the recently approved access should be used. The Commissioners also point out that the site is close to an area which is affected by coastal erosion. ### Assessment The main issues to be considered in the assessment of this application are whether the proposed development would comply with Housing Policy 11 and whether the development of the site would be contrary to Environmental Policy 11. On the first issue, the building is considered to be of sufficient interest to warrant its retention being of stone construction and having a generally attractive appearance and character. The principle of converting the building to residential use has been established under approved planning application 04/01614/A. This approval was extended by 24 months and as such expired 12th October 2008. The original agricultural use of the building is considered to be redundant and the building is large enough to form a satisfactory dwelling. The barn is located close to the existing farm house and as such it is judged that services such as electricity and water could be provided for the proposed converted barn. The proposed development is considered to be generally sympathetic to the existing character of the building, utilising existing apertures where possible and introducing limited new door and window openings. The proposed chimney is considered to be incongruous and would result in a domestic appearance to the building. This issue was discussed with the applicant’s agent and it was agreed that a more appropriate solution would be to have a stainless steel flue. It is recommended that a drawing be required to be submitted and approved by the Planning Authority in respect of this. The issue of coastal erosion has been highlighted by the local authority and the Department’s approach to coastal erosion is set out in Environmental Policy 11. It is considered that as the building is an existing structure and that the issue of coastal erosion has not been raised previously in the assessment of previous applications relating to this site, it would be unreasonable to withhold planning approval on this basis. The site is a sufficient distance from the current coastline so as to not prejudice the capacity of the coast to form a natural sea defence and the proposed development would not increase coastal erosion. The site has had recent approval for an improved new access (PA07/00308/B refers). It is judged that no development should take place until this access is made available to serve the site. The Department of Transport Highways Division does not oppose this application. ### Recommendation Permit. ### 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 Michael Commissioners ### Recommendation Recommended Decision: Permitted Date of Recommendation: 14.01.2009 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : 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 of the existing barn to a dwelling, Ballagawne Farm, Peel Road, Kirk Michael as shown by the plans and information Location Plan, 34.1.08, 35.2.08, 36.3.08, 88.4.08, 89.5.08 and 90.6.08 all received 13th October 2008. C 3. The building may only be used as a single dwelling. C 4. Prior to the commencement of works, a drawing must be submitted to and approved by the Planning Authority showing a stainless steel flue in place of the proposed chimney. No development may take place subsequently except in accordance with the drawing so approved. C 5. Prior to the occupation of the converted barn, the access approved under planning application 07/00308/B must be constructed and made available for use for future occupants of the property. C 6. All windows and doors must be timber construction and maintained as such thereafter unless otherwise approved by the Planning Authority. C 7. The roof(s) must be finished in dark natural slate. C 8. All roof lights must be "Conservation" type. C 9. All existing stone work must be retained and not rendered or painted. C 10. Any repointing must be carried out using lime mortar. I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer) Decision Made : Permitted Date : 15/11/09 Signed : _________________________ Senior Planning Officer --- *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/86444-kirk-michael-ballagawne-farm-conversion-dwelling/documents/1533281*