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                                      23/01082/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/01082/B Applicant : Mrs Chevrel Ann Traher Proposal : Installation of two smaller windows instead of one larger window to Courtyard East Elevation Site Address : Brough Jairg Barn Main Road Ballaugh Isle Of Man IM7 5EX

Planning Officer: Mr Toby Cowell Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 19.12.2023 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The proposed fenestration alterations are considered to be acceptable from a design standpoint, in compliance with General Policy 2 of the Strategic Plan (2016).

Plans/Drawings/Information; This approval relates to the following drawings and documents; Location plan Site plan Existing, approved and proposed east elevation - 993.12 RevA Existing floor plans - 993 Approved floor plans May 2023 Ground floor master plan layout Proposed floor plans Site photographs 1-5 Covering letter

Received 19.09.23 __

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                                      23/01082/B                                     Page  2  of  4

Interested Person Status - Additional Persons

None. __

Officer’s Report

1.0 THE SITE 1.1 The application site relates to Broughjairg Moar, Broughjairg Moar Barns, Main Road, Ballaugh, which is located to the north-western side of the Main Road which runs from Kirk Michael to Ballaugh. The site is set back from the Main Road by approximately 280m with the site accessed via a private driveway which serves the site and the neighbouring property of Broughjairg Moar together with a further property Thornhill to the south. The site is not apparent from public views.

1.2 The site comprises a large single and two storey stone Manx barn in a horse show shape and a courtyard within the centre. To the rear of this is a large modern agricultural barn and a smaller barn to the north east of the Manx stone barn, albeit it is in a state of disrepair following the collapse of a mature tree which has resulted in extensive damage to this modern barn. There is also a small single storey building to the north of the main Manx stone barn. The principal barn is currently in the process of being converted to residential accommodation following the grant of planning permission in 2021.

2.0 THE PROPOSAL 2.1 The proposals seek to introduce 2 no. small windows in the north-eastern elevation of the southern 'wing' of the barn range. Whilst not submitted as a formal amendment to the original grant of planning permission to convert the barn range into residential accommodation under PA 21/00295/B, the proposals would effectively comprise an alternative arranegement to the treatment of this elevation whereby only a single larger window was proposed to serve the resultant bathroom and laundry room.

3.0 PLANNING HISTORY 3.1 Planning permission was originally granted to convert the barn range into residential accommodation under PA 21/00295/B in 2021. Subsequent minor changes in relation to fenestration were further approved under PA 23/00377/MCH.

4.0 PLANNING POLICY 4.1 The application site is designated as woodland under the IOM Development Plan Order 1982 and therefore no designated for development. The site is not within a Conservation Area, but is within an area zoned as High Landscape or Coastal Value and Scenic Significance.

4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;

Strategic Policy 1 Efficient use of land and resources 2 Priority for new development to identified towns and villages 5 Design and visual impact

Spatial Policy 5 Development in the countryside will only be permitted in accordance with General Policy 3

General Policy 2 General Development Considerations

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                                      23/01082/B                                     Page  3  of  4

3 Exceptions to development in the countryside

Environment Policy 1 Protection of the countryside 2 Areas of high landscape value

Housing Policy 11 Conversion of rural buildings to dwellings

4.3 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.

5.0 REPRESENTATIONS 5.1 Ballaugh Parish Commissioners - No comments received at the time of writing.

5.2 Highways Services - No highways interest. (22.09.23)

5.3 Forestry Officer - No comments received at the time of writing.

5.4 Manx Utilities Authority - No comments received at the time of writing.

6.0 ASSESSMENT 6.1 The proposals relate to highly minor fenestration alterations to a building which is currently in the process of being converted to residential accommodation following the previous grant of planning permission. The proposed changes are further located on an inward facing elevation of the building onto the courtyard, and would not be seen within the context of any public vistas. Likewise, the proposed fenestration alterations are considered to be acceptable in their size and design, together with their relationship with the wider building.

7.0 CONCLUSION 7.1 The proposed fenestration alterations are considered to be acceptable from a design standpoint, in compliance with General Policy 2 of the Strategic Plan (2016). The application is therefore recommended for approval.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status

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I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 20.12.2023

Determining officer Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.